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HomeMy WebLinkAboutPDS-012-21Staff 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: February 1, 2021 Report Number: PDS-012-21 Submitted By: Faye Langmaid, Acting Director of Planning and Development Services Reviewed By: Andrew C. Allison, CAO Resolution#: PD-047-21, C-043-21, C-044-21 File Number: S-C-2019-0002 & ZBA2019-0003 By-law Number: Report Subject: Addendum to Report PSD-050-20 Draft Plan of Subdivision and Zoning By-law Amendment to permit 25 townhouse dwellings in a Common Elements Condominium, Courtice. Recommendations: 1.That Report PSD-050-20 be received; 2.That Report PDS-012-21 (Addendum to Report PSD-050-20) be received; 3.That the application for a Draft Plan of Subdivision submitted by Lynstrath Developments Inc. (Esquire Homes) to permit 25 townhouse dwellings, be supported subject to the conditions contained in Attachment 1 of Report PSD-050- 20; 4.That the application to amend Zoning By-law 84-63 be approved and that the Zoning By-law Amendment in Attachment 2 of Report PSD-050-20 be passed; 5.That once all conditions contained in the Official Plan with respect to the removal of the (H) Holding Symbol are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be approved; 6.That no further Public Meeting be required for the future Common Elements Condominium; 7.That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of report PSD- 050-20 and PDS-012-21 (addendum) and Council’s decision; and 8.That all interested parties listed in Report PDS-012-21 and any delegations be advised of Council’s decision. Municipality of Clarington Page 2 Addendum to Report PDS-012-21 1. Background 1.1 At its meeting of November 23, 2020, Council considered staff report PSD-050-20 with respect to a Draft Plan of Subdivision and Rezoning applications by Lynstrath Developments Inc. (Esquire Homes) to permit 25 townhouse dwellings at 3 Lawson Road, in Courtice. Council referred the application back to staff without specific direction and requested staff to report back on what, if any, limits can be placed on common elements condominiums. Report PDS-11-21, provides Council with information on Common Element Condominiums. 1.2 On November 20, 2020 staff met with the applicant’s agent to discuss the comments provided at the meeting from members of Council and the public. 2. Discussion 2.1 Over the past two years the applicants have engaged in several conversations with staff and external agencies to present a proposal that would address a wide range of provincial, regional and local policies and standards as well as resident’s concerns. PSD-050-20 discusses the comments and concerns raised by residents heard at the public meeting, held on April 1, 2019. The main concerns raised at the Planning and Development meeting on November 16, 2020 centered around neighbourhood character and fit of the development, traffic and vehicle safety. Planning Policy 2.2 With direction from approved policy at the Provincial and Regional level, the Clarington Official Plan, outlined in report PSD-050-20, permits and encourages intensification on the subject lands. The edge of neighbourhood and along arterial roads are appropriate locations for infill townhouse projects. The approved policy framework not only allows, but encourages this type of development, and the technical limitations along arterial roads on limiting private driveways also support townhouse blocks. Report Overview This report is an addendum to PSD-050-20. At the November 23, 2020 Council meeting applications for Draft Plan of Subdivision and Rezoning to permit 25 townhouse dwelling units was referred back to staff. Staff met with the applicant. This report provides additional information to Council. There are no proposed changes to the recommendations within PSD- 050-20 or the attachments contained in that report. Municipality of Clarington Page 3 Addendum to Report PDS-012-21 Neighbourhood Character 2.3 The existing neighbourhood consists of a number developments that were constructed over a number of years. It is important to recognize that a neighbourhood is more than a single street and in this case is characterisized by developments that front onto Lawso n Road, Townline Road and additional subdivisions to the south and west within both Clarington and Oshawa. 2.4 The existing development on Lawson Road, Townline Road and the surrounding subdivisions is predominately low rise 1 to 2 storey single detached dwellings. There is a mix of lot sizes, heights, and materials used in these devleopments. In recent years there have been severances along Townline Road and Lawson Road to allow infill development. The new development on those lots, especially along Townline Road, are generally larger homes in floor area and height. 2.5 In addition to the existing development, on the west side of Townline Road in the City of Oshawa, development is proceeding that includes townhouses and single detached dwellings. The single detached dwellings are typical urban residential lots and the townhouse dwellings are on a private internal lane similar as to what is proposed at 3 Lawson Road. 2.6 The townhouse development on the west side of Townline Road has a density of 45.5 units per hectare and 14 units fronting onto Townline Road. A private laneway will provide access to the three storey townhouse dwellings that have a permitted maximum height of 11.5 metres under Oshawa’s Zoning By-law. The design is also more modern and will add an additional building style to Townline Road creating even more architectural diversity than exists today. Figure 1: Proposed townhouse units on the west side of Townline Road in the City of Oshawa. Municipality of Clarington Page 4 Addendum to Report PDS-012-21 2.7 Despite not being at the site plan approval stage, the applicant has provided conceptual drawings for the townhouse dwelling units (Figure 2). The proposed maximum of 11 metres to the mid point for the dual frontage units that will front onto Townline Road will be in keeping with the townhouses on the west side of Townline Road. The height will also be in keeping with the permitted 10.5 metre height for surrounding single and semi- detached properties on both Townline Road and Lawson Raod. The conceptual drawings indicate the units have a more traditional architectural design that would be more in keeping with the existing dwellings in the area. Figure 2: Conceptual design for the dual frontage townhouse dwellings fronting onto Townline Road at 3 Lawson Road. 2.8 The applicants are proposing two storey townhouse dwelling units on the east side of the site with a maximum height of 10.0 metres. The proposed height is lower than the 10.5 metre height requirement in the zoning for single detached dwellings. 2.9 Staff believes the proposed development can integrate into the existing neighbourhood without negatively impacting the existing character of a neighbourhood that is evolving with new development. Traffic Concerns 2.10 As stated in Section 11 of PSD -050-20, the Region plans to extend Adelaide Avenue east to Trulls Road. When that is completed the intersection at Lawson Road will be closed and a new cul-de-sac constructed. Access to Lawson Road will be from a new Municipality of Clarington Page 5 Addendum to Report PDS-012-21 street that will connect to the Adelaide Avenue extension via a new north -south road approximately 50 metres east of this site (Figure 3). Figure 3: Future Adelaide extension with connection to Lawson Road 2.11 The Region is the road authority for the intersection of Townline Road and Lawson Road Staff has discussed temporary options. The applicant’s Traffic Impact Study included interim recommendations, that the Region could implement regarding signage to improve the existing intersection, should they decide to do so. The Region has indicated they do not object to the development proceeding in advance of the Adelaide Avenue extension. 3. Conclusion 3.1 At the direction of Council, staff met with the applicant to further discuss comments and concerns heard at the November 16 and 23, 2020 meetings relating to traffic, Municipality of Clarington Page 6 Addendum to Report PDS-012-21 neighbourhood character and fit of the development. The applicant indicated that they would like to proceed with the proposal as recommended in PSD-050-20 and the attachments contained in that report. Staff’s recommendations in PSD-050-20 remain unchanged. Staff Contact: Brandon Weiler, Planner, 905-623-3379 extension 2424 or bweiler@clarington.net. Attachments: Attachment 1 – PSD-050-20 Interested Parties: List of Interested Parties available from Department.