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Public Meeting Report
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Report To: Planning and Development Committee
Date of Meeting: November 15, 2021 Report Number: PDS-057-21
Submitted By: Ryan Windle, Director of Planning and Development Services
File Number: ZBA2021-0010 Resolution#: PD-227-21
Report Subject: An application for Zoning By-law amendment to permit the creation
of a new lot for one single detached dwelling at 3301 Trulls Road in
Courtice
Purpose of Report:
The purpose of this report is to provide information to the public and Council. It does not
constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-057-21 and any related correspondence be received for
information only;
2. That Staff receive and consider comments from the public and Council with respect
to the ZBA2021-0010 application; and
3. That all interested parties listed in Report PDS-057-21 and any delegations be
advised of Council's decision.
Municipality of Clarington
Report PDS-057-21
Report Overview
Page 2
The Municipality is seeking the public's input for an application by Stonefield Homes Inc. The
applicant is proposing to rezone the property addressed as 3301 Trulls Road in Courtice
from "Agricultural (A)" and "Environmental Protection (EP)" to an urban residential zone to
facilitate the creation of a new lot for one single detached dwelling.
1. Application Details
1.1 Owner: Tim Cole
1.2 Applicant/Agent: Ken Hoy of Stonefield Homes Inc.
1.3 Proposal: Proposal to change the zoning from "Agricultural (A)" and
Environmental Protection (EP)" to an Urban Residential
Zone to allow for the creation of a new lot for one single
detached dwelling at 3301 Trulls Road in Courtice.
1.4 Area:
1.5 Location:
1.6 Roll Number:
1.7 Within Built Boundary:
2. Background
2,630.55 square metres
3301 Trulls Road, east of Trulls Road, north of George
Reynolds Drive in Courtice (see Figure 1)
18-17-010-090-24400
Yes
2.1 On May 18, 2021, Ken Hoy on behalf of the owner Tim Cole, submitted an application
for rezoning to permit the above proposal. The required documents, plans and studies
were submitted following a letter from Staff noting an incomplete application on July 7,
2021. The application was deemed to be complete on September 23, 2021.
2.2 The following studies were submitted by the applicant and will be discussed in a future
report:
• A signed record of the Pre -Consultation minutes;
• Zoning By-law Amendment application form and Site Screening Questionnaire;
• SitePlan/Grading Plan with building envelope(s) and driveway locations;
• Site Survey from DFP Surveyors;
Municipality of Clarington Page 3
Report PDS-057-21
• Noise Impact Study; and
• Scoped Environmental Impact Study
Figure 1 — Lands subject to rezoning application
3. Land Characteristics and Surrounding Uses
3.1 The subject property consists of one single detached dwelling, a swimming pool in the
rear yard and an accessory structure in the north-east corner of the proposed parcel.
Municipality of Clarington
Report PDS-057-21
Figure 2 — Existing dwelling on the property
Figure 3 — Area of proposed severance and new dwelling
Page 4
Municipality of Clarington Page 5
Report PDS-057-21
3.2 The subject property and surrounding land uses are residential with existing single
detached dwellings.
Figure 4 — Street view of abutting corner detached dwelling
abutting south of the subject property
Figure 5 — Abutting single detached dwellings north of the subject property
Municipality of Clarington
Report PDS-057-21
Figure 6 — Detached bungalows north-west of the subject property
Figure 7 — Single detached dwellings south-west of the subject property
Page 6
Municipality of Clarington
Report PDS-057-21
3.3 The land uses on abutting properties include:
North — Urban Residential
South — Urban Residential
East — Environmental Protection
West — Urban Residential
4. Provincial Policy
The Provincial Policy Statement
Page 7
4.1 The Provincial Policy Statement (PPS) promotes residential intensification within a
settlement area that utilizes existing services.
The Provincial Growth Plan
4.2 The Provincial Growth Plan generally encourages intensification within settlement areas
that makes efficient use of the land and existing services while maintaining
neighbourhood character.
5. Official Plans
Durham Regional Official Plan
The subject property is designated Living Areas in the Durham Regional Official Plan.
The policies of the Plan generally promote infill and intensification.
Clarington Official Plan
5.1 The subject property is designated Urban Residential — Low Density in the Clarington
Official Plan.
6. Zoning By-law
6.1 The subject property is currently zoned "Agricultural (A)" and "Environmental Protection
(EP)" in Zoning By-law 84-63. The "A" Zone is a typical zone category for older lots
within urban areas that have not yet been developed. The "EP" Zone regulates the rear
portion of the property where there are minimal natural features and where the existing
dwelling and accessory structures exist. The proposed use on the property is one
additional single detached dwelling. An appropropriate zone that permits a single
detached dwelling is the "Urban Residential Type One (R1)" Zone.
Municipality of Clarington Page 8
Report PDS-057-21
6.2 The "R1" Zone requires a minimum lot frontage of 15 metres for a single detached
dwelling interior lot, and a minimum lot area of 460 square metres. The proposed
severed lot has a lot frontage of approximately 17 metres, and an approximate lot area
of 969 square metres — which would comply with the "R1" Zone requirements for lot
area and frontage. The proposed retained lot with the existing single detached dwelling
would also comply with the "R1" Zone requirements for lot area and frontage.
7. Public Notice and Submissions
7.1 Public Notice was mailed to each landowner within 120 metres of the subject site and
Public Notice Signage was installed on the property fronting Trulls Road by October 15,
2021.
7.2 At the time of drafting this report, no public inquiries were received regarding the
application.
8. Agency Comments
Regional Municipality of Durham
8.1 The Region of Durham has reviewed the application and offered comments with respect
to conformity to Provincial Policy, the Regional Official Plan (ROP) and delegated
Provincial Review Responsibilities and servicing.
8.2 The proposal appears to be consistent with the direction of the Provincial Policy
Statement (PPS) and the Growth Plan. The proposal to intensify the existing area will
contribute to intensification, which conforms to the policies of the ROP.
8.3 The Region of Durham has reviewed the Scoped Environmental Impact Study (EIS),
prepared by GHD, and will rely on the Central Lake Ontario Conservation Authority
(CLOCA) to review the EIS and confirm it's conclusions for the site. The Region also
reviewed the Noise Impact Study, prepared by YCA Engineering Limited, dated March
30, 2021, and requires the applicant to implement the mitigation measures in a
development agreement with the Municipality of Clarington, to the satisfaction of the
Region.
8.4 A Regional Site Screening Questionnaire (SSQ) that was submitted requires signature
from the applicant(s). The Declarations page of the SSQ must also be completed with
the necessary signatures.
8.5 Regarding servicing, the Region will require frontage charges and other charges related
to the installation of sanitary sewer service connections. At the time of the related Land
Division application and Building Permit issuance, the Region will require other charges
applicable.
Municipality of Clarington
Report PDS-057-21
Page 9
8.6 The Region of Durham has no concerns with the proposed rezoning of the subject site,
pending the implementation of the mitigation measures stated in the Noise Study, the
signing of the SSQ, and the review of the EIS prior to the passing of the zoning by-law
amendment.
Central Lake Ontario Conservation Authority (CLOCA)
8.7 CLOCA has reviewed the application including the Scoped Environmental Imact Study
(EIS). CLOCA's Environmental Engineering staff is concerned with the proposed
building and driveway potentially impacting the water quality of runoff, and increasing
imperviousness on the property. Staff require additional detailed drawings and updates
regarding the Low Impact Development (LID) measures such as pervious pavers,
bioswales or rain gardens. Erosion and sediment control measures must also be
indicated on the revised plans and be implemented during construction until the property
is fully stabilized.
9. Departmental Comments
Public Works Department
9.1 The Clarington Public Works Department has reviewed the application and have no
objection to the proposed rezoning of the subject property, and offered comments
applicable to the future Land Division Application.
Emergency and Fire Services Department
9.2 The Clarington Emergency and Fire Services Department has reviewed the application
and found no fire safety concerns on the submitted drawings.
Building Division of Planning and Development Services Department
9.3 The Building Division of the Planning and Development Services Department has
reviewed the application and has no comments.
10. Discussion
10.1 The existing dwelling and southern driveway on the subject property would remain. The
existing northern driveway would partially be reused to provide access to the proposed
dwelling.
Municipality of Clarington
Report PDS-057-21
Figure 8 — Existing and proposed dwelling on the subject property
Page 10
10.2 The current site plan drawings show that all accessory structures including the rear yard
deck abutting the existing dwelling, the rear yard pool, and the frame shed in the
northeast corner of the property, would remain. No trees on the property are proposed
to be removed. The northern portion of the property would become the new single
detached dwelling lot. There are no existing natural features on the proposed lot.
10.3 Both the retained and proposed lots and the existing and proposed building and
structures, appear to be in compliance with the "R1" Zone regulations — except for the
garage projections. If the re -zoning is approved and upon receipt of revised drawings,
Staff would ensure the proposed single detached dwelling abides by the
recommendations from the studies and commenting agencies through the land division
process.
Municipality of Clarington
Report PDS-057-21
11. Concurrence
Not Applicable.
12. Conclusion
Page 11
The purpose of this report is to provide background information on the proposal
submitted by Stonefield Homes Inc. for the Public Meeting under the Planning Act. Staff
will continue processing the application including the preparation of a subsequent report
upon resolution of the identified issues and comments received.
Staff Contact: Aibelle Babista, Planner I, 905-623-3379 extension 2425 or
ababista(a)-clarington.net .
Attachments:
Not Applicable
Interested Parties:
The following interested parties will be notified of Council's decision:
Tim Cole
Ken Hoy