HomeMy WebLinkAboutPSD-002-05
Cl~!ilJgton
REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date:
Monday, January, 10,2005
Report #:
PSD-002-05
File #: ZBA2004-048 and 18T-96013
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By-law #:
Subject:
AMENDMENT TO DRAFT APPROVED PLAN OF SUBDIVISION
18T-96013 ZONING BY-LAW AMENDMENT ZBA2004/048 TO PERMIT
THE DEVELOPMENT OF 245 RESIDENTIAL UNITS
APPLICANT: KYLEMORE HOMES
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-002-05 be received;
2. THAT the applicant be advised that the Municipality requires all new lots in former Block
163 be standard depth (minimum 33 metres);
3. THAT the applications to amend Draft Approved Plan of Subdivision 18T-96013 and
Zoning By-law 84-63, submitted by Kylemore Homes to permit the development of 245
residential units be referred back for further processing and the preparation of a
subsequent report; and
4. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Submitted by:
Davi rome, M.C.I.P., R.P.P.
Director of Planning Services
Reviewed by: U ~ - ~
Franklin Wu,
Chief Administrative Officer
TW/CSIDJC/df
January 5, 2005
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET. BOWMANVILLE, ONTARIO L lC 3A6 T (905)623-3379 F (905)623-0830
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REPORT NO.: PSD-002-05
PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant: Kylemore Homes
1.2 Agent: 1138337 Ontario Inc. (The Kaitlin Group Ltd.)
1.3 Amendment to Draft Approved Plan of Subdivision:
From: 33, 13.8 metre frontages for single detached dwelling lots;
43 lots with 23.2 metre frontages for 86 semi-detached/linked
dwellings; and 37 lots with 18.0 metre frontages for 74 semi-
detachedllinked dwellings and 4.49 ha future development block.
To: 174 lots with 13.7 metre frontages, 6 lots with 10.95 metre
frontages and 43 lots with 16.8 metre frontages, all for single
detached dwellings; and 11 lots with 21.9 metre frontages for 22
semi-detached/linked dwellings.
1 .4 Amendment to the Zoning By-law:
From: "Holding - Urban Residential Exception ((H)Rl-39) Zone",
"Holding - Urban Residential Exception ((H)Rl-40) Zone", "Holding
- Urban Residential Exception ((H)R2-10) Zone" and "Agricultural
(A) Zone", to appropriate zones to permit the development of single
detached dwellings on lots with 10.9, 13.7 and 16.8 metres
frontages with reduced exterior and interior side yard setbacks.
To: Permit the proposed amendment to the Draft Approved Plan
of Subdivision.
1.5 Site Area:
21.52 hectares (53.175 acres)
2.0 LOCATION
2.1 The subject lands are located west of Stilwell Lane, and east of Toronto Street, being
Part of Lot 30, Concession Broken Front in the former Village of Newcastle.
3.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES
3.1 The lands subject to the amendments are currently vacant.
3.2 Surrounding Uses
North -
South -
East
West -
Hydro One Corridor
Lake Ontario
Port of Newcastle Subdivision, Phase I
Region of Durham Wilmot Creek Water Pollution Control Plant and the
Samuel Wilmot Creek Nature Reserve.
\j v ,0
REPORT NO.: PSD-002-05
REVISED PAGE 3
4.0 BACKGROUND
4.1 The Region of Durham issued Draft Approval for Plan of Subdivision 18T -96013 on
December 9, 1997 for Port of Newcastle Phase II. The area subject to the amendment
was approved for 33 single detached dwellings, 160 semi-detached/linked dwellings
and a Block for Future Use.
4.2 On October 27, 2004 Staff received an application to amend Zoning By-law 84-63. The
application to amend a portion of Draft Approved Plan of Subdivision 18T -96013 was
received on November 8, 2004. Both applications were subsequently revised on
November 24, and December 3, 2004. The applicant wishes to revise the draft
approved 113 lots (193 units) to 142 lots (153 units). Lots for 92 single detached
dwellings are also proposed on a Block that was previously identified for future use.
Kaitlin Homes Ltd. intends to develop the lands within the future use block, while
Kylemore Homes plans to develop the remainder of the lots subject to this application.
4.3 The following chart illustrates the differences between the Draft Approved Plan of
December 9, 1997 and the current proposal.
TABLE 1
10.9 m Sin les
13.7 m Sin les
13.8 m Sin les
16.8 m Sin les
11.6 m Semi/Link
9.0 m Semi/Link
10.95 m Semi/link
Total
Future Use Block ha
Net Residential Area ha
Net Residential Densi
6
174
33
43
86
74
193
4.492
8.074
23.9
22
245
N/A
12.770
19,185
5.0 OFFICIAL PLAN CONFORMITY
5.1 Durham Reqion Official Plan
The lands are designated as Living Area within the Durham Regional Official Plan. The
predominant use of the lands within the Living Area designation shall be for housing
purposes. The application conforms.
5.2 Clarinqton Official Plan
In the Clarington Official Plan, the subject lands are designated as Urban Residential.
The lands are within the Port of Newcastle Neighbourhood, which has a population
allocation of 2800 and a housing unit target of 1075. A total of 1006 units are available
REPORT NO.: PSD-002.05
PAGE 4
for Port of Newcastle Phases I and II. Phase I is complete with 258 registered units.
Phase II has 65 registered units and 643 unregistered units, including those subject to
this application. The registered units in Phase I and 1/ and the Draft Approved units for
the Port of Newcastle totals 966. Staff are currently processing a number of site plan
applications for the medium density blocks and will review the total number of units in
accordance with the policies of the Official Plan.
6,0 ZONING BY-LAW
6.1 Within Comprehensive Zoning By-law 84-63, as amended, the lands are zoned
"Agricultural (A)", "Holding - Urban Residential Exception ((H)Rl-39", "Holding - Urban
Residential Exception ((H)Rl-40)" and "Holding - Urban Residential Exception ((H)R2-
10)". A zoning by-law amendment will be required in order to implement the proposed
amendment to draft approval.
7.0 PUBLIC NOTICE AND SUBMISSIONS
7.1 Public Notice was given by mail to each landowner within 120 metres of the subject site.
Public Meeting signs were installed on Shipway Avenue and Toronto Street.
7.2 Staff received one call from a resident who inquired about the status of the Golf Course
and Marina upgrades. Staff advised that applications have not been submitted for those
developments. No issues with the proposal were identified.
ao AGENCY COMMENTS
8.1 The revised plans submitted December 3, 2004 have been circulated to a number of
agencies. Given the short timeframe, comments remain outstanding from the following
departments and agencies:
. Clarington Engineering
. Clarington Operations
. Clarington Emergency Services
. Veridian Corporation
. Enbridge Gas
. Durham Regional Planning Department
. Durham Regional Works Department
. Public School Board
. Separate School Board
. Rogers Cable
. Ganaraska Conservation Authority
. Canada Post Corporation
. Bell Canada
. CN Rail
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REPORT NO.: PSD-002-05
PAGE 5
9.0 STAFF COMMENTS
9.1 Road Infrastructure
A logical completion of the road network through the lands previously approved as a
future use block is proposed. The proposed extension of Toronto Street is in conformity
with the alignment identified on Map B4 of the Clarington Official Plan. Toronto Street
will jog to the east to accommodate a setback requirement from the Water Pollution
Control Plant. The balance of the road pattern is similar to what had been previously
Draft Approved. However, Milligan Street has been adjusted to provide a straight
connection to Toronto Street. A slight increase in area for the Block identified as a Park
Reserve has resulted in this realignment. Shipway Avenue is moved slightly north to
create a better intersection with Toronto Street.
9.2 Amendments to Lot frontaqe and Setback requirements
9.2.1 10.9.13.7 and 16.8 Metres Sinqle Detached Dwellinqs
The applicant wishes to amend a portion of the Draft Approved Plan of Subdivision to
permit the development of primarily single detached dwellings. Only eleven (11) lots
are proposed to maintain the original "Rl-40" zoning which permits 2 semi-detached /
link dwellings with 18.0 metres frontages.
The proposal consists of primarily 13.7 metres single detached units with some 10.9
and 16.8 metres single detached units. Previously, semi-detached/link dwellings on
18.0 and 23.2 metres frontages, with some 13.8 metres single detached lots were
proposed.
9.2.2 Exterior Side and Interior Side Yard Setbacks
In order to accommodate larger 'executive' style units, the applicant has proposed
similar zone regulations to the existing 'R2-10' zone category which applies to part of
the subject lands. This category permits a maximum lot coverage of sixty (60) percent,
and permits rear yard setbacks of 5.0 metres and exterior side yard setbacks of 3.6
metres. Setbacks of 1.5 metres are permitted for porches in the front and exterior side
yards and setback of 2.6 metres for unenclosed decks in the rear yard of 2.6 metres.
The applicant has requested a further reduction in the exterior side yard setback from
3.6 metres to 3.0 metres to the exterior wall of the dwelling. A separation distance
between dwellings, similar to what is permitted for a semi-detachedllink dwelling is also
proposed (eg. an interior side yard setback of 1.2 metres on one side and 0.6 metres on
the other).
Staff will review the appropriateness of these reduction requests.
9.2.3 Future Use Block 163
A total of 92 lots for single detached dwellings with 13.7 metres frontages are proposed
for the lands previously approved as a future use block 163. This Block was subject to
Clarington Official Plan Amendment application COPA 97-005, which has since been
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REPORT NO.: PSD-002-05
PAGE 6
withdrawn. That application proposed a westerly realignment of Toronto Street
corresponding with the Road Allowance between lots 30 and 31. The applicant has
revised the Toronto Street alignment eliminating the need for an Official Plan
amendment.
A Minimum Separation Distance is required between the Wilmot Creek Water Pollution
Control Plant and residential development. Staff will examine the proposed lot fabric to
determine if the buffer is adequately addressed. The applicant has proposed larger lots
in the vicinity of the intersection of Toronto Street and Milligan Street to accommodate
the required buffer and provide adequate area for building foot prints. House sitings
have been requested.
In 1997 when the plan was first Draft Approved staff recommended that the future use
Block be limited to a maximum of 68 dwelling units. Staff will have to examine the
proposed increase in units for this Block to determine if the proposed density is
appropriate and in conformity with the Official Plan targets.
9.3 Wide/Shallow Lots
The freehold dwelling lots in the Port of Newcastle have been developed as
wide/shallow lots. They were approved on the basis that a more attractive streetscape
could be achieved with wider but shallower lots.
For example, a link lot of 9.0 metres would be widened to 11.6 metres and allow for the
garage to be incorporated into the structure and therefore less prominent. Over the past
number of years, higher standards have been introduced in the Zoning By-law and
Architectural Design Guidelines to reduce the prominence of garages. At the same time,
the Municipality's experience with the wide/shallow concept has not been positive in
many respects.
The wide/shallow lots have permitted lot coverage of sixty (60) percent and the rear
yard setbacks of 5.0 metres to a dwelling and 2.6 metres to an unenclosed porch. Staff
have received numerous complaints from residents in the Phase I Port of Newcastle
development regarding inadequate amenity area in their rear yards. Concerns have
been indicated with regard to the installation of accessory structures such as swimming
pools, decks and sheds.
It should be noted that five (5) minor variance applications have been received for
reductions in rear yard setbacks within the Phase I development. One application was
withdrawn and two were reviewed by the Ontario Municipal Board.
Some studies have found wide/shallow lots to be more costly to the Municipality due to
long term maintenance costs for infrastructure and snow removal/garage collection for
homes of equivalent size and assessment value.
As far as staff are aware, the Port of Newcastle is the largest concentration of
wide/shallow lots in the Greater Toronto Area. Wide/shallow lots can fill a limited need
u i_.;,..
REPORT NO.: PSD-002-05
PAGE 7
for a certain housing segment (eg. providing a more attractive streetscape for a limited
number of smaller lots), but should not be pursued on a subdivision-wide basis.
Staff do not support any further wide/shallow lots in the Port of Newcastle and therefore
recommended that the lots proposed for former Block 163 be revised to standard depth.
An increase in lot depths would be difficult for the developer for the lots previously Draft
approved. Sanitary sewer services have already been installed on Lakebreeze Drive for
this portion of the development.
10.0 CONCLUSIONS
10.1 The purpose of this report is to satisfy the requirements under the Public Meeting under
the Planning Act, and taking into consideration the outstanding comments, staff
respectfully request that this report be referred back to staff for further processing and
the preparation of a subsequent report.
Attachments:
Attachment 1 - Key Map Amendment to Draft Approved Plan
List of interested parties to be advised of Council's decision:
Steve Wilton
Michael Montgomery
Kevin Whalen
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ATTACHMENT 1
Lot 30
Lot 29
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MilLIGAN STREET
BLOCK 165
SCHOOL RESERVE
2.400ha
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VILLAS
1.1J1ha
56 units
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Newcastle Key Map
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MET
ZBA 2004-048
Zoning By-law Amendment
18T -96013
Redline Revision to Draft Approved
Plan of Subdivision
Subject
Site
Owner: 1138337 Ontario Inc,
LAKE ONTAAIO
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