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REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: July 11, 2011 0e5e}u-firmi : GI°f - 99P- 1/
Report#: PSD-063-11 File #'s: COPA 2011-0004 By-law#:
and ZBA 2011-0017
Subject: APPLICATIONS TO AMEND THE CLARINGTON OFFICIAL PLAN AND
ZONING BY-LAW AND FOR A PROPOSED 4 STOREY APARTMENT
DWELLING CONTAINING 19 RESIDENTIAL UNITS
APPLICANT: 1351739 ONTARIO LIMITED
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following: .
1. THAT Report PSD-063-11 be received;
2. THAT the applications to amend the Clarington Official Plan (COPA 2011-0004) and
Zoning By-law 84-63 (ZBA 2011-0017) continue to be processed, including the
preparation of a subsequent report considering all agency comments and concerns
raised at the Public Meeting; and
3. THAT all interested parties listed in Report PSD-063-11 and any delegations be advised
of Council's decision.
Submitted by: [,7,1a1,----
Reviewed by:O r AS
I,
David e, MCIP, RPP Franklin Wu
Director of Planning Services Chief Administrative Officer
ATS/CP/df
5 July 2011
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO LIC 3A6 T(905)623-3379 F(905)623-0830
REPORT NO.: PSD-063-11 PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant/Owner: 1351739 Ontario Limited
1.2 Proposed Official Plan Amendment:
To amend the Clarington Official Plan by:
• Adding a site specific exception allowing a high density
apartment building on the subject lands;
• Adding a high density residential symbol on the land use
schedule;
• Adjusting the population for the Emily Stowe Neighbourhood
from 6100 to 6150; and
• Adjusting the high density housing target for the Emily Stowe
Neighbourhood from 0 to 25, and the high density housing target
for Courtice from 550 to 575, including all changes to
corresponding totals.
1.3 Proposed Zoning By-law Amendment:
To rezone the subject lands from Neighbourhood Commercial
Exception (C2-5) Zone to an appropriate zone to permit the
proposed apartment building.
1.4 Area: 0.2 ha
1.5 Location: The subject lands are located in part of Lot 31, Concession 2,
former Township of Darlington and described as Block 3, Plan 40M-
1822. The subject lands are also referred to as 2640 Trulls Road
South, Courtice (Attachment 1).
2.0 BACKGROUND
2.1 The subject block was approved as a future development block and created through a
plan of subdivision that received draft plan approval in 1992 and was subsequently
registered. The rezoning of the block was withheld until the finalization of a site plan
application under review at the time.
2.2 In 1996, the lands were rezoned Neighbourhood Commercial Exception (C2-5) Zone,
which permits a range of commercial uses, including a medical or dental clinic and
office space. Site plan approval was granted for a 500 square metre building containing
a medical/dental clinic and a pharmacy. The agreement was registered on title, but a
building permit was never applied for and the development of the site never
materialized.
2.3 The current owner of the subject lands has applied for an official plan amendment and a
rezoning which would allow for the proposed residential use of the site.
REPORT NO.: PSD-063-11 PAGE 3
2.4 The applicant indicates that the residential units will be rental units.
2.5 As part of the complete application, a planning justification report was submitted and is
under review.
3.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES
3.1 The subject property is a block within a previously registered plan of subdivision. The
lands are currently vacant. There are two existing driveways located along Trulls Road
(Attachment 2).
3.2 Surrounding Uses
North: Existing medium density street townhouse units
South: Stormwater flow route (part of Robinson Creek Regulatory floodplain)
zoned Environmental Protection; existing low density residential
development
East: Existing low density residential development; lands designated Special Study
Area 1 (Courtice Main Central Area)
West: Existing medium density street townhouse units
4.0 PROVINCIAL POLICY
4.1 2005 Provincial Policy Statement
The Provincial Policy Statement identifies settlement areas as the focus of growth. Land
use patterns within settlement areas shall be based on the efficient use of land,
infrastructure and other public services, such as public transit. Opportunities for
intensification and redevelopment shall be indentified and promoted. A land use pattern,
density and mix of uses should be promoted to minimize vehicle trips and support
transportation choices, including public transit.
4.2 Growth Plan for the Greater Golden Horseshoe
The Provincial Growth Plan provides a framework for accommodating growth in both
existing built up areas, through intensification and redevelopment. The subject lands are
within the defined built up area. By 2015, a minimum of 40 per cent of all residential
development occurring annually within the Region of Durham is required to be within the
built-up area and will be further allocated through the Clarington Official Plan. Reducing
dependence on the automobile is achieved through the development of mixed-use,
transit-supportive, pedestrian-friendly urban environments. Complete communities are
those that offer a mix of land uses and high quality public open spaces with easy access
to local stores and services. Major growth is to be directed to areas serviced by existing
or planned municipal infrastructure, such as water and sewer services.
REPORT NO.: PSD-063-11 PAGE 4
5.0 OFFICIAL PLAN POLICIES
5.1 Durham Regional Official Plan
Within the Durham Regional Official Plan, the lands are designated as Living Area.
Lands designated as Living Area permit the development of communities with defined
boundaries, incorporating the widest possible variety of housing types, sizes and tenure.
Home occupations and convenience stores, in addition, certain public and recreational
uses are permitted provided they are compatible with their surroundings.
The subject lands are located along Trulls Road, which is designated as a Type "B"
Arterial.
In consideration of development applications in designated Living Areas, regard shall be
had for the intent of the proposed plan to achieve the following:
• A compact urban form;
• The use of good urban design principles;
• The provision of convenient pedestrian access to public transit, educational facilities
and parks;
• A grid pattern of roads;
• The provision and distribution of parks, trails and pathways and educational
facilities;
• The types and capacities of the existing municipal services, infrastructure and the
feasibility of expansion; and
• The balance between energy efficiency and cost.
5.2 Clarington Official Plan
In the Clarington Official Plan, the lands are designated Urban Residential. The Urban
Residential designation would allow for Low Density residential development (single
detached and semi-detached dwellings) between 10 — 30 units per net hectare.
High Density residential development generally has the following characteristics:
• A density between 61 — 100 units per net hectare;
• A maximum height of 6 storeys; and
• Located within town or village centres and adjacent to King Street.
High density residential development will be reviewed on the basis of the following site
development criteria:
The site is suitable in terms of size and shape to accommodate the proposed
density and building form;
• The proposed development is compatible with the surrounding neighbourhood in
terms of scale, massing, height, siting, setbacks, shadowing, and the location of
parking and amenity areas;
REPORT NO.: PSD-063-11 PAGE 5
• Adequate on-site parking, lighting, landscaping and amenity areas are provided;
and,
• The impact of traffic on local streets is minimized.
The Clarington Official Plan contains policies that encourage the creation of affordable
rental housing and intensification that is compatible and sensitive to the physical
character of the existing neighbourhood. Residential intensification is permitted where
there is adequate hard and soft services; access to community facilities, shopping and
transit; capacity in the road system to accommodate traffic; adequate onsite parking;
and, the proposal is physically compatible with the surrounding neighbourhood.
The subject lands are proximate to the Courtice Main Central Area (Special Study Area
No. 1). Ongoing policy development is occurring specific to this area. The Courtice Main
Street Master Development Plan Report was approved by Council in September 2010.
Within the special study area, the Report recommends a mix of residential, retail and
commercial uses with a maximum height of 6 storeys. The recommendations of the
Report will form the basis of a secondary plan for the Courtice Main Central Area.
Map C1, Natural Heritage System indicates that a significant woodland and a warm
water stream are within 120 metres of the subject site. However, since this is a block
within a previously approved and otherwise built-out plan of subdivision, lands to be
developed and lands to remain in their natural state have already been determined,
therefore the preparation of an environmental impact study is not required.
According to Map B1, the subject lands are located along Trulls Road which is a Type B
Arterial Road. Type B Arterial Roads are designed to move significant volumes of traffic
at moderate speeds from one part of the Municipality to the other. Generally, one
access to a Type B Arterial Road is permitted for every 80 metres.
6.0 ZONING BY-LAW
6.1 Within Comprehensive Zoning By-law 84-63, as amended, the lands are
"Neighbourhood Commercial Exception (C2-5)". The C2-5 zone permits:
• Business, professional or administration office;
• Day nursery;
• Dry cleaners distribution centre;
• Eating establishment; take-out;
• Laundry, coin-operated;
• Convenience store;
• Medical or dental clinic;
• Private club;
• Retail commercial establishment; and
• Service shop; personal.
6.2 Under the C2-5 Zone, the maximum permitted height is 10 metres (32.8 feet) or
approximately 3 storeys.
REPORT NO.: PSD-063-11 PAGE 6
6.3 A maximum of one dwelling unit for each non-residential use is also permitted by the
C2-5 Zone subject to meeting all the zone provisions.
6.4 If approved, the proposed Zoning By-law Amendment would reflect the details of the
development on a site-specific basis, including a maximum height provision of 13.5
metres (44.3 feet) or approximately 4 storeys.
7.0 PUBLIC NOTICE AND SUBMISSIONS
7.1 Public Notice was given by mail to each landowner within 120 metres of the subject site
and public meeting signs were erected along Trulls Road South adjacent to the site.
7.2 Public Notice was mailed on June 7, 2011 prior to service disruption at the local Canada
Post office.
7.3 A resident of Bushford Street has submitted comments in opposition of the proposed
apartment building. The resident suggested a commercial plaza use would be preferred.
The resident is of the opinion that the proposed apartment building would:
• Decrease property value;
• Increase noise in the area;
• Increase pollution; and,
• Impede privacy.
7.4 A resident of Trulls Road has submitted comments in opposition of the proposed
apartment building. Additional townhouse development would be preferred and
residents may sell their homes should this be approved. The resident is of the opinion
that the proposed apartment building would:
• Decrease property value;
• Increase negative youth/criminal activity;
• Increase police presence; and,
• Cause the neighbourhood to become unmaintained.
7.5 Another resident of Trulls Road has submitted comments in opposition of the proposed
apartment building. The individual would prefer a park at this location which would not
increase parking, noise nor crime. The proposal doesn't provide a benefit to the
municipality or community.
8.0 AGENCY COMMENTS
8.1 A number of agencies have been circulated the applications to amend the Official Plan
and Zoning By-law.
8.2 The Kawartha Pine Ridge District School Board and Enbridge Gas offer no objections.
8.3 While the Central Lake Ontario Conservation Authority (CLOCA) does not object to the
proposed applications, the applicant will be required to demonstrate through the detailed
REPORT NO.: PSD-063-11 PAGE 7
design that the building will not be impacted by any potential floodwaters. The applicant
is required to submit for approval a grading and drainage plan; a servicing plan and a
sediment and erosion control plan.
The block is part of an overall subdivision plan, therefore the applicant is not required to
address water quality on site. CLOCA encourages a 'best efforts' approach on site such
as draining clean roof water to grassed areas.
Significant woodland areas are identified in the vicinity of the site. The design of the
building may implement measures to lessen impact to migratory birds, such as non-
reflective materials, and these measures will be encouraged.
A permit from CLOCA will be required prior to any site grading or development.
8.4 A number of agency comments, including those from Regional Planning, have not yet
been received. The applicant will be required to satisfactorily address all staff and
agency comments prior to Council considering a recommendation report in the future.
9.0 STAFF COMMENTS
9.1 The applicant is proposing a high-density residential use of the property and has
provided a preliminary site plan and preliminary building drawings included as
Attachment 3 and 4 respectively. Should the subject applications be approved, these
drawings would be further reviewed during the site plan approval process.
9.2 The applicant also submitted a draft Official Plan Amendment (Attachment 5) which
would allow for the increased density if approved.
9.3 While the proposed apartment building is considered high density based on the units
proposed relative to the site, a four storey building is typically considered a medium
density development.
9.4 The applications will be reviewed against the policies relating to high density residential
uses. While the creation of affordable rental units is encouraged, the proposal must be
compatible and sensitive to the physical character of the neighbourhood.
9.5 The site's location proximate to the Courtice Main Central Area will also be considered.
The proposed 4 storey residential building may be appropriate as the site is in an area
of transition between low-rise (2.5 storeys) built form to a medium-rise (up to 6 storeys)
built form in the Town Centre area located on the east side of Trulls Road.
Should the Official Plan and Zoning Amendment be approved, the Planning Services
Department would require the applicant to:
a) implement measures relating to perviousness as part of the site plan review
process in accordance with the recommendations of the Robinson Creek and
Tooley Creek Watershed Study;
REPORT NO.: PSD-063-11 PAGE 8
b) incorporate street tree improvements to be undertaken on Trulls Road;
c) provide on-site landscaping in accordance with the Municipality's Guidelines;
d) provide indoor and outdoor amenity areas in accordance with the Municipality's
Guidelines;
e) provide a lighting plan in accordance with the Municipality's Guidelines; and
f) provide an indoor bicycle storage area.
9.6 Clarington Fire and Emergency Services have highlighted the need for a fire hydrant
connection within 45 metres. The Building Services Division of the Engineering Services
Department has no objection to the applications.
9.7 Clarington Engineering Services has advised that they have no objection to the Official
Plan Amendment or Zoning By-law Amendment. However, should these be approved
prior to approval of a site plan application, the applicant will be required to satisfy the
Engineering Services Department regarding the following:
a) The future site plan must utilize the two entrances (as one-way-in and one-way-
out) which currently exist on Trulls Road and which were constructed at the time
that Trulls Road was reconstructed to facilitate development of these lands.
b) The applicant will be required to submit a traffic impact study which accounts for
the proposed use and makes recommendations for any improvements required
to the road network to facilitate this development. The traffic impact study will be
subject to the approval of the Director of Engineering Services, and any
recommended improvements must be constructed by the applicant at 100% their
cost to the satisfaction of the Director of Engineering Services.
c) The applicant must demonstrate that there is sufficient on-site parking for the
intended use.
d) The site is currently stubbed to the property line for storm sewer, sanitary sewer
and water. These existing stubs must be utilized to service the site.
e) A site grading plan and stormwater management plan must be submitted by a
Professional Engineer which demonstrates that the major and minor runoff flows
from the site will be conveyed in accordance with the Robinson Creek Master
Drainage Plan. These plans will be subject to the approval of the Director of
Engineering Services and CLOCA.
f) The subject property was provided with accesses and servicing at the time that
Trulls Road was reconstructed. The applicant will be required as a condition of
site plan approval to reimburse the Municipality for 100% of the cost for the
installation of the entrances and the storm sewer stub to the property line.
10.0 CONCLUSIONS
10.1 It is recommended that the applications to amend the Clarington Official Plan and
implementing Zoning By-law continue to be processed, including the preparation of a
REPORT NO.: PSD-063-11 PAGE 9
subsequent report considering all agency comments and concerns raised at the Public
Meeting.
Staff Contact: Anne Taylor Scott
Attachments:
Attachment 1 - Key Map
Attachment 2 - Air Photo of Site
Attachment 3 - Proposed Site Plan
Attachment 4 - Preliminary Elevation Drawings
Attachment 5 - OPA Proposed by Applicant
Interested Parties to be advised of Council's decision:
1351739 Ontario Limited
Glenn Genge, D.G. Biddle & Associates Limited
Donna Lanigan
Mrs. Curie
Larry Williamson
Tony Ten Westeneind
Attachment 1
To Report PSD-063-11
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— LANDSCAPING REG. PLAN 1OM-820
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LANDSCAP11 G MUNICIPALITY OF
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ASPHALT DRDE REGIONAL MUNICIPALITY OF DURHAM
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Z75 PERTINENT SITE INFORMATION
EGG 57G 6.00 PaTL (TYP.) ..
u D CURRENT ZONING MEDIUM DENSITY
ASPHALT DRIVE 11 M ; PROPOSED ZONING HIGH DENSITY
'00 PROPOSED ZONING: HIGH DENSITY
VI![KT OR n ® NGO PA IN Z / LOT AREA: 1996.49 sq./m.
BBG BUILDING COVERAGE: 519.06 sq./m.
PLACED ON RET w zs <TYP•)
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(*� ) ASPHALT DRIN LANDSCAPED AREA: 711.62 sq./m.
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® I ► DEPxEssm ,x PARKING & DRIVE AREA: 765.81 sq./m.
RRE DEPARTIM 7—\m �LLOL CURB(TV.) (38.36%)
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(0 PAD CON«ETE SIDEWALK_ _ SUITE BREAKDOWN:
1st FLOOR: 1 BEDROOM 2
2 BEDROOM 2
3 2nd FLOOR: 1 BEDROOM 1
(S-Ox WID '`�, " ... 2 BEDROOM 4
3rd FLOOR: 1 BEDROOM 1
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DO ` t.f• 5 4th FLOOR: 1 BEDROOM 1
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LANDSCAPING - _ - - O
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Attachment 5
To Report PSD-063-11
AMENDMENT NO.
TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
PURPOSE: The purpose of this amendment to the Municipality of Clarington
Official Plan is to provide for an increase in residential density to
accommodate the development of a four storey, 19-unit rental
tenure, residential apartment building on lands within the Emily
Stowe Neighbourhood of the Courtice Urban Area.
LOCATION: The subject site is municipally known as 2640 Trulls Road South,
Courtice, which is located on the west side of Trulls Road, south of
Strathallan Drive and north of Sandringham Drive. The site is within
Block 3, Plan 40M-1822 and is located within part of Lot 31,
Concession 2, in the Former Township of Darlington, Municipality of
Clarington.
BASIS: This amendment is based on the resolution of the General Purpose
and Administration Committee on with respect to
Official Plan Amendment Application
ACTUAL
AMENDMENT: The Municipality of Clarington Official Plan is hereby amended by:
i) adding a site specific exception to Section 23.14 EXCEPTIONS
as follows:
"23.14. _ Notwithstanding Section 9.4.1 and Table 9-
1 a medium rise high density apartment
use may be located on Block 3, Plan 40M-
1822 at 2640 Trulls Road South, Courtice.
ii) amending Map A2, as indicated on Exhibit "1 "attached to this
amendment as follows;
a) adding an "H" High Density Residential Symbol;
iii) amending Map H1, as indicated on Exhibit "2" attached to this
amendment as follows:
a) changing the population of the Emily Stowe
Neighbourthood from 6100 to 6150 and;
iv) amending Table 9-2 as indicated by :
a) adjusting the housing targets for the Courtice, Emily
Stowe Neighbourhood (N8) Housing Targets as
follows:
Housing Units
High From "0" to "25"
Total From "2300" to "2325" ;
b) adjusting the Total Courtice Housing Units from
High From "550" to 575"
Total From "13202" to "13227"
The appropriate lines of Table 9-2 read as follows:
Table 9-2
Housing Targets by Neighbourhoods
Housing Units
Urban Area
Neighbourhoods Low Medium High Intensification Total
Courtice 1475 275 25 550 2325
N8 Emily Stowe
TOTAL 8890 1762 575 2025 13227
IMPLEMENTATION: The provisions set forth in the Municipality of Clarington Official
Plan, as amended regarding implementation of the Plan shall
apply to this Amendment.
INTERPRETATION: The provisions set forth in the Municipality of Clarington Official
Plan, as amended, regarding the interpretation of the Plan shall
apply to this Amendment.
2
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EXHIBIT "2"
AMENDMENT No. TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
MAP H1: NEIGHBOURHOOD PLANNING UNITS, COURTICE URBAN AREA.
FAR
4
s
1 W RDEN -HIGHLAND
900) (4100) — --
"`S" ROAD POPULATION FROM
2 (6100) TO (6150)
Di E KING STREET _
1 6D0 _
I 1 O E� E __-
1 DARUNGTO $ - (6� /
I (2400) EMILY 7
STO AVONDALE
9 �
(6 50 f o (3600) URBAN BOUNDARY
1 PENFOUND NEIGHBOURHOOD BOUNDARY
(3940) 1
� ('I 000) POPULATION
SEE SECTION 17.5
10
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D 200 00 600 800 m
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cyR I
MAP H1 I
NEIGHBOURHOOD PLANNING UNITS
COURTICE URBAN AREA
OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
JANUARY 1, 2010 LA/�E ONTAR/O
REFER TO SECTIONS 5 AND 9
lFf6 CONSOUDAII IS PROVIDED FOR CONVFHIENCE ONLY '
MID REPRESENTS REOUESIED M"CADONS AND MPR1-