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HomeMy WebLinkAboutPDS-056-21 (2)Clarington Public Meeting 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: November 15, 2021 Report Number: PDS-056-21 Submitted By: Ryan Windle, Director of Planning and Development Services File Number: ZBA2021-0018 Resolution#: PD-226-21 Report Subject: Proposal for a total of six semi-detached dwelling units at 1558 Green Road in Bowmanville 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-056-21 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 rezoning application; and 3. That all interested parties listed in Report PDS-056-21 and any delegations be advised of Council's decision. Municipality of Clarington Report PDS-056-21 Report Overview Page 2 The Municipality is seeking public input on an application to amend the Zoning By-law to permit three semi-detached dwellings (a total of six units, two in each building) at 1558 Green Road in Bowmanville. The units will have vehicle access from a common shared driveway off Green Road. 1. Application Details 1.1 Owner/Applicant: Brutto Planning Consultant Ltd., on behalf of the owner Rimon Phillips 1.2 Proposal: Rezoning to permit a total of 6 residential units 1.3 Area: 0.17 ha (0.43 acres) 1.4 Location: 1558 Green Road in Bowmanville. South of Highway 2 and north of CP Rail line. (See Figure 1) 1.5 Within Built Boundary: Yes 2. Background 2.1 On August 3, 2021, Brutto Planning Consultant Ltd applied for a rezoning on the lands 1558 Green Road in Bowmanville. The proposal is for three semi-detached dwellings, for a total of six units. The proposal also includes a common driveway access off Green Road. If the rezoning application is approved, the applicant would create the lots through a severance application (land division) with the Region of Durham. Easements would be required for access purposes. 2.2 The applicant has submitted the following supporting documents which have been circulated to other departments and agencies for review and will be summarized in a future report. • Planning Justification Report • Noise Report • Arborist Report • Geotechnical Report • Functional Servicing and Stormwater Management Report • Sustainability Report Municipality of Clarington Page 3 Report PDS-056-21 3. Land Characteristics and Surrounding Context 3.1 The subject property is located at 1558 Green Road in Bowmanville, north of the round - a -bout of Clarington Boulevard and Green Road. The site is currently occupied by a single detached dwelling on a relatively large lot. 78 o 62 . r — . Prince William Boulevard )n Boulevard. t� I(ing William Vi[a JY1. � w ■ Figure 1 — Lands subject to rezoning application 3.2 The surrounding land uses are as follows: North - a single detached dwelling followed by townhouse units with a similar driveway access off Green Road as the one proposed and further north and east are commercial uses, the Clarington Shopping Centre. East - a recent townhouse development, known as MODO, and further east is the proposed GO train station for Bowmanville. Municipality of Clarington Report PDS-056-21 Page 4 South - low density residential uses, consisting of single detached dwellings, as well as a neighbourhood park (Green Park) and the CP rail line. West -low density residential uses, consisting of single detached dwellings. 4. Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement (PPS) policies direct growth to settlement areas and promote compact development forms. Planning authorities are to facilitate a variety of housing forms and promote residential intensification to achieve efficient development patterns, especially along public transit and active transportation routes. The definition of `intensification' includes the development of underutilized lots within previously developed areas and infill development among other things. The PPS policies state that planning authorities shall also consider market demands when evaluating proposals. 4.2 The subject lands are located within a settlement area, known as Bowmanville, which is to be a focus of growth and development. It is also adjacent to a public transit route and bike and pedestrian route. Development proposals are to appropriately use infrastructure and public services while also respecting the surrounding context. Provincial Growth Plan 4.3 The Growth Plan for the Greater Golden Horseshoe (Growth Plan) is a long-term planning framework that manages growth, mainly within the urban areas of the Greater Golden Horseshoe. It provides policies to encourage complete communities, which includes a diverse mix of land uses, a mix of employment and housing types, high quality public open spaces, and convenient access to local stores and services. New transit -supportive and pedestrian -friendly developments will be concentrated along existing and future transit routes. The objective is to protect the natural environment, make use of existing public infrastructure, and encourage compact development within the already built-up areas of the municipality. 4.4 The subject lands are within a settlement area and the defined Built Boundary of Bowmanville. Growth is to be accommodated by directing development to the existing built-up areas of Bowmanville through intensification. A minimum of 40 percent of all residential development occurring annually within each upper tier municipality will be within the built-up area. After the Regional Comprehensive Official Plan review is completed, the minimum target will increase to 50 percent. Municipality of Clarington Page 5 Report PDS-056-21 5. Official Plans Durham Region Official Plan 5.1 The Durham Region Official Plan designates the subject property as "Living Areas" Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads. The proposal will also contribute to the allocation of units for intensification Clarington Official Plan 5.2 The Clarington Official Plan designates the property "Urban Residential" and is located within the Built -Up Area of Bowmanville. The proposal for six units would contribute towards the Municipality's Residential Intensification Target and utilize existing public services and infrastructure. Intensification within the Built-up Areas is encouraged and is to be given priority. 5.3 Green Road is designated as Type B Arterial Road in the Clarington Official Plan. It is planned to be redesigned as a four -lane road. It includes pedestrian and cycle connections. The transportation policies state that new development must provide adequate off-street parking and safe egress. The development proposal limits vehicle access onto Green Road by proposing a shared driveway to service all six residential units. 5.4 The Official Plan provides the Urban Structure Typologies for specific areas of the Municipality. These identified areas are where growth and higher intensity built forms are to be directed. The site is located at the edge of a neighbourhood and is adjacent to a Type B Arterial Road (Green Road). The subject lands are required to meet a minimum net density of 19 units per hectare. The proposal is for approximately 35 units per hectare. The built form shall be between 1 to 3 storey and primarily used for ground related units including limited apartments, townhouses, semi-detached, or detached dwellings. The proposal is for three storey semi-detached dwellings. 5.5 Any intensification or infill development, such as the one being proposed, must also consider and respect the surrounding context. Consideration will be given to: • Pattern of lots • Size and configuration of lots • Building types of nearby properties • Height and scale of buildings • Setback of buildings from the street • Rear and side yard setbacks Municipality of Clarington Report PDS-056-21 Page 6 5.6 The subject lands are considered a transitional area from the Town Centre and Transportation Hub/ Major Transit Station Area to the low density single detached dwellings on the west side of Green Road. 6. Zoning By-law 6.1 The subject property is zoned "Agricultural (A)", which is a typical zoning category for older lots within the urban areas that have yet to be developed. The "A" Zone does not permit the proposed residential development. An amendment to the Zoning By-law is required to permit the six semi-detached dwelling units. The zoning by-law amendment would need to address the proposed building height, setbacks, frontage, lot area, parking, and landscape open space. 7. Public Notice and Submissions 7.1 Public notice was mailed to each landowner within 120 metres of the subject lands on October 14, 2021. A sign was posted on the property on October 21, 2021, advising of the complete application received by the Municipality and details of the public meeting. 7.2 At the time of writing this report, Staff have received four inquiries with respect to the application. One was a general inquiry about the proposal. The remaining inquiries are from surrounding residents who have expressed the following comments/concerns: • Traffic increase in the neighbourhood. Already a busy area, especially with the school and public bus stops. • Existing noise issues with constant honking in the roundabout. • The amount of development that has taken place in the quiet neighbourhood over the years. Concerned with the increase in densities and the impact on the value of existing homes. • Height of the units proposed. Would prefer two storey units instead of three storeys. • The amount of privacy given the proposal for a 1.2 metre side yard setback to the rear property lines of the existing homes to the south. • Privacy concerns with proposed balconies. • The limited amount of proposed parking for the development. • Proposed vehicle entrance to the site could be a safety concern given the close proximity to the intersection. Municipality of Clarington Report PDS-056-21 Page 7 • There is a mature tree in the southwest corner of the subject lands that provides some privacy. Would like to see the tree preserved, currently proposed to be removed. • The character of the proposed units is inconsistent with the rest of the character in the neighbourhood. • Concerned about headlights shining into their homes when vehicles access the proposed laneway. • Property maintenance concerns, especially with snow removal. 7.3 Comments received from the public at this Public Meeting will also be considered and included in the forthcoming recommendation report. 8. Outside Agency Comments Regional Municipality of Durham 8.1 Comments from the Durham Region Planning and Economic Department and the Public Works Department have not been received at the time of writing this report but will be included in a subsequent report. Central Lake Ontario Conservation Authority 8.2 Comments from the Central Lake Ontario Conservation Authority have not been received at the time of finalizing this report but will be included in a subsequent report. CP Rail 8.3 CP is generally not in favour of residential uses that are not compatible with rail operations. Should the proposed development be approved in the vicinity of the rail operation, it is requested that the development adheres to the 2013 Proximity Guidelines. Canada Post 8.4 Canada Post will provide mail delivery service to this development through community mailboxes. One site would be required for this development and the location would be determined by Canada Post, Planning and the Applicant. Enbridge Gas 8.5 Enbridge Gas does not object to the proposed application. Municipality of Clarington Page 8 Report PDS-056-21 9. Internal Department Comments Clarington Public Works 9.1 Public Works have reviewed the application and have no objection in principle to the proposed development. They have identified a few items that need to be further addressed with the Functional Servicing Report and the proposed Grading Plan. Emergency and Fire Services 9.2 Comments from Emergency and Fire Services Department have not been received at the time of writing this report but will be included in a subsequent report. Building Division 9.3 The Building division has no comments related to the proposed Zoning Bylaw application. 10. Discussion 10.1 The Applicant has applied for a rezoning to facilitate the severance of three lots for 3- storey semi-detached dwellings. The total number of units would be six. Each unit would have vehicle access off an internal driveway from Green Road (See Figure 2). 10.2 In general, the proposal, if approved, would contribute to the Bowmanville intensification targets and utilize existing public infrastructure, including support for public transportation. The site is located in an area of transition between the medium density developments on the east side of Green Road, to the lower density developments on the west side of the subject lands. 10.3 A rezoning is required to rezone the lands from "Agricultural (A)" to an appropriate zone that would facilitate the development of six semi-detached dwelling units. Based on the current provisions for semi-detached dwelling units in the R1 Zone, the implementing zoning by-law for this site would require site specific exceptions to reduce the lot area, frontage, front and rear yard setbacks, outdoor parking requirements, height of the building and the landscaped open space. Municipality of Clarington Report PDS-056-21 o0- r. PROPOSED 3-STOREY ' SEMI-DETACHED HOUSE Vr PROPOSED 3-STOREY aea SEMI-DETACHED HOUSE I = = r .,.f PROPOSED 3-STOREY--- SEMI•DETACHED HOUSE g +3 = = -7Aam 'F, F Figure 2 — Proposal for six semi-detached units Page 9 10.4 The proposed landscape area is below the 30% minimum requirement. Soft landscaping is important as it improves the quantity and quality of stormwater runoff, while contributing to the air quality and other environmental factors. Staff will continue to review the application and work with the applicant to maximize the vegetation for the site. 10.5 The height requested is 0.19 m taller than the maximum height of 10.5 m, which is generally used for this type of built form. However, it appears as though the height calculation is taken from the peak of the building instead of at the midpoint of the height of the roof, as per the definition of height in the zoning by-law. Therefore, the buildings may meet the maximum height requirement. The applicant would need to revise the drawings to show the total height of the building from the lowest finished grade to the midpoint of the height of the roof. 10.6 The proposal does not meet the minimum outdoor parking space requirement. Each unit is to have a total of two outdoor parking spaces. The driveway is not wide enough to fit two vehicles side by side. The applicant would need a total of 12 outdoor parking spaces for the six dwelling units. The applicant is proposing 4 parallel parking spaces Municipality of Clarington Report PDS-056-21 Page 10 along the shared driveway easement, however, this is still short a total of two parking spaces. Further discussions are needed to address the insufficient outdoor parking. 10.7 The Clarington Official Plan contains urban design policies that would need to be considered when reviewing the application, as mentioned in Section 5.5 of this report. Careful attention and consideration of these policies will contribute to the overall success of the project and assist in creating a development that cohesively ties in with the surrounding context. The design of the site itself should also consider the broader context and conceptually show how it would integrate with a future development at 1582 Green Road, which is a large lot to the immediate north of the subject site. Figure 3 — Proposed elevation for the semi-detached units 10.8 Staff will continue to review the rezoning application and work with the applicant to address all technical matters. Agency and public comments will be addressed in a subsequent recommendations report to Committee and Council. If the rezoning is approved, land severance applications would need to be submitted to the Region of Durham to create the lots. Some design details could, if necessary, be addressed through the conditions of the severance applications. Municipality of Clarington Page 11 Report PDS-056-21 11. Concurrence Not Applicable. 12. Conclusion 12.1 The purpose of this report is to provide background information and obtain comments on the proposal for six semi-detached units at the Public Meeting under the Planning Act. Staff will continue to review and process the application, including consideration of department, agency and public feedback and will prepare a subsequent recommendation report for Council's consideration. Comments received at this public meeting will be considered and included in the final recommendation report. Staff Contact: Nicole Zambri, Senior Planner, 905-623-3379 ext 2422 or nzambri(c�clarington.net . Attachments: Not Applicable Interested Parties: List of Interested Parties available from Department.