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HomeMy WebLinkAboutPSD-035-20Clarington 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: October 5, 2020 Report Number: PSD-035-20 Submitted By: Faye Langmaid, Acting Director of Planning and Development Reviewed By: File Number: Andrew C. Allison, CAO ZBA2020-0013 Resolution#: PD-144-20 By-law Number: Report Subject: Applications for proposed Red Line revision to a Draft Approved Plan of Subdivision and Rezoning for lands at the north-east corner of Grady Drive and Rudell Road, Newcastle Recommendations: 1. That Report PSD-035-20 be received; 2. That the proposed Red Line revisions to a Draft Approved Plan of Subdivision and Zoning By-law Amendment submitted by Lindvest Properties (Clarington) Limited continue to be processed including the preparation of a subsequent report; and 3. That all interested parties listed in Report PSD-035-20 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD-035-20 Report Overview Page 2 The Municipality is seeking the public's input on applications for Red Line revisions to a Draft Approved Plan of Subdivision and Zoning By-law Amendment submitted by Lindvest Properties (Clarington) Limited. The applications would alter the existing lot frontages and the existing lot pattern, resulting in 6 additional units, alter the road pattern in the north portion of the site, and increase lot coverage from 40% to 45% for 2 storey dwellings and from 45% to 50% for one storey and bungaloft dwellings. 1. Application Details 1.1 Owner/Applicant: Lindvest Properties (Clarington) Limited 1.2 Agent: Michael Fry, D.G. Biddle & Associates 1.3 Proposal: Red Line Revision to Draft Approved Subdivision The Red -Line revisions include increasing the lot frontage of several lots north of Whitehand Drive and reducing the lot frontage of several lots south of Whitehand Drive. All lots will have a minimum of 11.3 metres of frontage. The road pattern north of Whitehand Drive has also been altered to improve circulation. The proposal will result in 6 additional lots within Phase 4, the final phase. Zoning By-law Amendment The Zoning By-law Amendment is to permit the proposed changes to the lot frontages and increase lot coverage from 40% to 45% for 2 storey dwellings and from 45% to 50% for one storey and bungaloft dwellings. 1.4 Area: 8.1 Ha. (20 acres) 1.5 Location: North-east corner of Grady Drive and Rudell Road, Newcastle 1.6 Roll Number: 181703013015331 1.7 Within Built Boundary: No Municipality of Clarington Report PSD-035-20 2. Background Page 3 2.1 In March 2004, approval was granted for the Foster Creek North Neighbourhood Design Plan and two draft plans of Subdivision for a total of 540 residential units (18T-89059 and S-C-2000-001). An amendment was approved in October 2006 to increase the number of units to 665. 2.2 Three phases of the subdivisions have been registered and are fully occupied. The former school block was draft approved in 2018 and is now registered. The lands subject to the current applications are in Phase 4, the last phase. See Figure 1. i. 0 Subject Property I� 1:. l�,aY MO �W ��Ilf 1 GRADY 1'11111111/E P Figure 1- Draft Approved Phase 4 of Plan 18T-89059 Municipality of Clarington Page 4 Report PSD-035-20 2.3 In March 2019, the applicant was granted an extension to Draft Approval for Phase 4 to 2025. The extension was sought due to the Region's timetable for the design and construction of the necessary infrastructure to service the dwellings for the final phase of the subdivision. The earliest opportunity to commence house construction is 2023. 2.4 In June 2020, the applicant submitted applications for Red -Line revisions to Phase 4 and a zoning by-law amendment to facilitate the alteration to the lot and street pattern and to increase lot coverage from 40% to 45% for 2 storey dwellings and from 45% to 50% for one storey and bungaloft dwellings. 18T-89059 - Redline Revision �I FUTURE HOq < OS EET O I w WHITE�AND DRIVE LW ti CRE-SCENT GRADY DRIVE Subject Prope rty Figure 2- Proposed Red Line Revision to Phase 4 Municipality of Clarington Report PSD-035-20 Page 5 2.3 The proposed Red Line revisions will alter the existing approved road pattern north of Whitehand Drive to future Hoad Street and remove 15m single detached lots south of Whitehand Drive. See Figure 2. 2.4 The applicants have submitted a storm drainage analysis report and updated noise fencing plan with the rezoning application. 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are currently vacant and have been used for construction trailers and parking for the previous phases of the subdivision and to stockpile excess soils on a temporary basis. The lands were previously used for agricultural purposes. Figure 3: Subject lands looking north from the end of Rudell Road. 3.2 The surrounding uses are as follows: North - Canadian Pacific Rail Corridor and Agricultural lands South - Single detached dwellings East - Rickard Neighbourhood Park and single detached dwellings West - Vacant lands, Foster Northwest Draft Approved Plan of Subdivision Municipality of Clarington Page 6 Report PSD-035-20 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 Newcastle 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. 5. Official Plans Durham Regional Official Plan 5.1 The Durham Region Official Plan designates the lands as Living Areas. Lands designated Living Area 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. The proposed development conforms with the Durham Region Official Plan. Clarington Official Plan 5.2 The Clarington Official Plan designates the lands as Urban Residential. The subject lands are within the Foster Neighbourhood. The Urban Residential designation shall predominantly be used for housing purposes, providing for a variety of densities, tenure and types. Neighbourhoods are to be walkable, compact, connected and create a high - quality public realm. The proposed development will integrate into the surrounding community and be consistent with the neighbourhood identity that surrounds it. 5.3 The proposal conforms to the Clarington Official Plan. Municipality of Clarington Report PSD-035-20 6. Zoning By-law Page 7 6.1 Zoning By-law 84-63 zones the subject lands Holding - Urban Residential Exception ((H)R2-44), Holding - Urban Residential Exception ((H)R2-45), and Holding - Urban Residential Exception ((H)R1-67). The current zoning was approved when the subdivision was initially draft approved in 2004. 6.2 A zoning by-law amendment is required to remove the 15 metre frontage single detached dwellings, south of Whitehand Drive, and to increase the lot coverage for all dwelling types. 7. Public Notice and Submissions 7.1 Public notice was mailed to each landowner within 120 metres of the subject lands on September 4, 2020 and Public Meeting signs were installed fronting on Grady Drive and Whitehand Drive on September 4, 2020. 7.2 Staff has received two inquiries from residents for additional information on the applications. 8. Agency Comments Regional Municipality of Durham 8.1 Comments from Durham Region Planning, Works and Transit Departments were not received at the time of writing this report. The comments will be included in a subsequent report. Ganaraska Region Conservation Authority 8.2 Comments from the Ganaraska Region Conservation Authority were not received at the time of writing this report. They will be included in a subsequent report. Canadian Pacific Rail 8.3 Canadian Pacific Rail had no comments or concerns with the proposal to alter lot the existing lot pattern and frontages or with the proposed increase in lot coverage. Ministry of Transportation 8.4 The Ministry of Transportation had no concerns with the proposal to alter the existing lot pattern and frontages or with the proposed increase in lot coverage. Only soft landscaping is permitted within the Ministry's 14 metre setback from Highway 35/115. 8.5 The required acoustical noise fencing will remain outside of the 14 metre setback as required. Municipality of Clarington Page 8 Report PSD-035-20 9. Departmental Comments Infrastructure Division of the Public Works Department 9.1 The Infrastructure Division of the Public Works Department has reviewed the proposed revisions and requires additional analysis on the existing storm system downstream of this phase of the development. Additional comments will be provided once the additional information has been received and reviewed by the Infrastructure Division. Emergency and Fire Services 9.2 The Emergency and Fire Services Department had no objections to the proposed application. 10. Discussion 10.1 The applicant has proposed Red Line revisions to the final phase of a Draft Approved Plan of Subdivision, originally approved in 2004. The proposed changes will alter the road pattern by extending the future Hoad Street across the north part of the phase which improves circulation and connectivity (Figure 2). The Red Line revisions will also eliminate the 15-metre single detached dwelling lots south of Whitehand Drive, replacing them with mainly 11.3 metre frontages for single detached dwellings. The 11.3 metre frontage allows for a dwelling with a two car garage while responding to current market conditions that have made 15 metre singles less desirable. 10.2 The unopened portion of the right-of-way for Rudell Road currently extends to the south limits of Highway 35/115. The applicant has shown a block at the north end of Rudell Road that would be added to future lands directly to the west to create a residential building lot. Closure of the right-of-way will be required and declaration as surplus to the Municipality's needs in order to facilitate future lot creation in this location. 10.3 The original Conditions of Draft Approval included requirements for noise fencing along the Canadian Pacific Rail corridor. Noise fencing will continue along the rear yards of the proposed dwellings and connect to the existing noise fencing to the east. Additional noise fencing is required where lots abut Highway 35/115 to address noise concerns. The noise fencing will be outside of the Ministry of Transportation's 14 metre setback requirements. Municipality of Clarington Page 9 Report PSD-035-20 10.4 The applicant has been advised that additional information regarding storm sewer capacity is required. The additional lot coverage may increase the impervious surface area of each lot thereby increasing storm water runoff to the storm sewer network. The information must be satisfactory to the Infrastructure Division of Public Works. 11. Concurrence Not Applicable. 12. Conclusion 12.1 The purpose of this report is to provide background information on the proposed Red Line revisions to a Draft Approved Plan of Subdivision and Zoning By-law Amendment applications submitted by Lindvest Properties (Clarington) Limited for a Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report. Brandon Weiler, Planner, 905-623-3379 ext. 2424 or bweiler clarington.net Interested Parties: List of Interested Parties available from Planning & Development Services Department.