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HomeMy WebLinkAboutPDS-010-22Public 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: March 7, 2022 Report Number: PDS-010-22 Submitted By: Reviewed By: File Number: Report Subject: Ryan Windle, Director of Planning and Development Services Mary-Anne Dempster, CAO SC-2021-0009 Resolution#: Draft Plan of Subdivision Proposal for 10 townhouse units at 2591 Trulls Road, 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-010-22 and any related communication items, be received for information only; 2.That Staff receive and consider comments from the public and Council with respect to the subdivision application; and 3.That all interested parties listed in Report PDS-010-22 and any delegations be advised of Council’s decision. Municipality of Clarington Page 2 Report PDS-010-22 Report Overview The Municipality is seeking public input on a subdivision application to permit 10 street townhouse units at 2591 Trulls Road in Courtice. The units are proposed to front onto Sandringham Drive and would have direct vehicle access onto a public road. The subject property currently contains a single detached dwelling and accessory structures. 1. Application Details 1.1 Owner/Applicant: Weston Consulting, on behalf of the owner 2734796 Ontario Ltd. 1.2 Proposal: To permit a total of 10 freehold townhouse units 1.3 Area: 0.72 acres (0.29 ha) 1.4 Location: 2591 Trulls Road, Courtice. Northeast corner of Trulls Road and Sandringham Drive. (Roll #1817-010-050-22300) 1.5 Within Built Boundary: Yes 2. Background 2.1 On December 17, 2021, Weston Consulting applied for a subdivision on the lands 2591 Trulls Road in Courtice. The proposal would facilitate two blocks of street related townhouse units consisting of a total of 10 units. The application was deemed complete on January 14, 2022 and circulated to outside agencies and internal departments for review and comment. 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.  Urban Design & Sustainability Brief  Noise Report  Geotechnical Report  Functional Servicing and Stormwater Management Report  Archaeological Assessment – Stage 1 & 2  Phase 1 Environmental Site Assessment 2.3 The purpose of this report is to give an overview of the application, summarize initial comments and to obtain feedback from the public. Full municipal services are available to service the proposed development. Municipality of Clarington Page 3 Report PDS-010-22 3. Land Characteristics and Surrounding Context 3.1 The subject property is located at 2591 Trulls Road in Courtice, just south of the Courtice Town Centre on Highway 2. The site contains an existing single detached dwelling and accessory buildings on a relatively large lot. It is situated within a low density neighbourhood with a mix of single detached dwellings and some medium density townhouse developments to the north and south. Figure 1 – Subject Lands Municipality of Clarington Page 4 Report PDS-010-22 3.2 The surrounding land uses are as follows: North Adjacent to the site is the Clarington Fire Station No.4. Further to the north is the Courtice Town Centre, which is under construction and will be a main focal point of commercial and residential activity in Courtice. East To the east are vacant lands subject to development (draft approved plan of subdivision). South To the south is low density residential uses, consisting of single detached dwellings, semi detached dwellings, and townhouses. West To the west is low density residential uses, consisting of single detached dwellings, semi detached dwellings, and townhouses. 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 Courtice, 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 Courtice. Growth is to be accommodated by directing development to the existing built up areas of Courtice through intensification. A minimum of 40 percent of all residential development Municipality of Clarington Page 5 Report PDS-010-22 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. 5. Official Plans Durham Region Official Plan 5.1 The Durham Region Official Plan designates the subject property as “Regional Centre”. Regional Centres shall support an overall long-term density target of at least 75 residential units per gross hectare and a floor space index of 2.5. The built form should be an appropriate mix of high-rise and mid-rise development. The surrounding context also needs to be taken into consideration when looking at the density requirements. 5.2 The proposal would contribute to the allocation of units for intensification. Clarington Official Plan 5.3 The Clarington Official Plan designates the property “Urban Centre” and is located within the Built-Up Area of the Municipality. The proposal for ten townhouse 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. 5.4 Trulls Road is designated as Type B arterial road in the Clarington Official Plan. It includes pedestrian and cycle connections. The transportation policies state that new development must provide adequate off-street parking and safe egress. A 5 metre road widening on Trulls Road and a sight triangle at the northeast corner of Sandringham Drive and Trulls Road are required. The vehicle access to the townhouse units will be off Sandringham Drive. 5.5 The Official Plan provides the Urban Structure Typologies for specific areas of the Municipality. Urban Centres are to be developed with one of the highest densities in the overall Urban Structure of the Clarington Official Plan. The subject lands are required to meet a minimum net density of 120 units per net hectare. The built form shall be between 4 to 12 storeys and consist of high and mid-rise buildings. The proposal is for two storey townhouse units with an approximate density of 35 units per hectare. Although the proposed density is lower than what is permitted in the Official Plan, the zoning on the lands predate the current Official Plan policies and the Courtice Mainstreet Secondary Plan provides more specific direction for this area. 5.6 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 Municipality of Clarington Page 6 Report PDS-010-22  Height and scale of buildings  Setback of buildings from the street  Rear and side yard setbacks 5.7 The subject lands are at the edge of the Urban Centre boundary and act as a transition from the commercial/mixed use Town Centre area to the low density neighbourhood to the south and west. 6. Courtice Main Street Secondary Plan 6.1 The Courtice Main Street Secondary Plan provides guidance for the long range vision to create a dense mixed use environment within an area that is already developed with relatively low densities. The goal is to gradually transition the area and minimize impacts on the existing lower density development in the abutting neighbourhoods. Buildings are to be designed with high design standards to contribute to the image of the Courtice Main Street area. 6.2 The site is designated Medium Density Residential in the Secondary Plan. The maximum height of any building shall be 4 storeys. Permitted uses include townhouses. Flexible space designs are encouraged, such as live/work units. 6.3 In terms of urban design, the subject lands are within the “Town Centre Precinct”. Uses are to have walkable street blocks. The uses shall complement the functions of the Centre and provide connections. Prominent landscaping will be necessary to encourage walking to the Town Centre Commercial area and create a strong visual pedestrian connection. 6.4 New development shall not negatively impact existing stable neighbourhoods. The Urban Design Guidelines in the Secondary Plan provide further direction on building a rticulation for medium density buildings, such as façade articulation, landscaping along the street frontage, ground floor at grade, high quality materials. Garages shall be recessed or in line with front wall of the dwelling. Utilities shall be well integrated with the dwelling. 7. Zoning By-law 7.1 The subject property is zoned “Urban Residential Type Three (R3)”, which permits townhouses. The minimum lot area is 170 m2 for interior lots and 280 m2 for exterior lots. The minimum lot frontage is 6 metres (interior) and 10 metres (exterior). However, Council has provided direction that street townhouse developments shall have a minimum frontage of 7.0 metres to accommodate on-street parking. A rezoning is not required for the proposed development. Municipality of Clarington Page 7 Report PDS-010-22 8. Public Notice and Submissions 8.1 Public notice was mailed to each landowner within 120 metres of the subject lands on February 14, 2022. A sign was posted on the property on February 15, 2022, advising of the complete application received by the Municipality and details of the public meeting. 8.2 At the time of writing this report, Staff have received no inquiries with respect to the application. 8.3 Comments received from the public at this Public Meeting will also be considered and included in the forthcoming recommendation report. 9. Outside Agency Comments Regional Municipality of Durham 9.1 Comments from the Durham Region Planning and Economic Department and the Works Department have not been received at the time of writing this report b ut will be included in a subsequent report. Central Lake Ontario Conservation Authority 9.2 Comments from the Central Lake Ontario Conservation Authority have not been received at the time of finalizing this report, they will be included in a subsequent report. Kawartha Pine Ridge District School Board 9.3 Kawartha Pine Ridge District School Board have no objection to the proposed application. They anticipate that the proposed development will yield three students who would attend the local schools in the area. Currently, these schools have residual capacity to accept the students. Standard conditions are requested to be added to the Subdivision Agreement, if approved. Canada Post 9.4 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 9.5 Enbridge Gas does not object to the proposed application. Hydro One 9.6 Hydro One does not object to the proposed application. Municipality of Clarington Page 8 Report PDS-010-22 10. Internal Department Comments Clarington Public Works 10.1 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 and Stormwater Management Report. 10.2 There are two large utility cabinets located on the north side of Sandringham D rive immediately in front of the proposed site. The two utility cabinets will need to be relocated at the applicant’s cost to facilitate driveway access. Driveways to the east of the cabinets will require a sightline analysis to be completed to confirm no conflicts will occur. 10.3 Due to the sanitary sewer main along Sandringham Drive being 5.0 m deep, the applicant would be required to excavate and replace the entire section of Sandringham Drive fronting the subject property in support of installing the services. Emergency and Fire Services 10.4 Emergency and Fire Services Department does not object to the proposed application. Building Division 10.5 The Building Division does not object to the proposed application. 11. Discussion 11.1 The applicant has applied for a Draft Plan of Subdivision to facilitate the severance of 10 street related townhouse units. A total of two blocks (A & B) are being proposed. Block A contains 6 units and Block B contains 4 units. The townhouses are proposed to be freehold units created through a future Part Lot Control application process. The units front onto Sandringham Drive and have direct vehicle access onto a public road. Figure 2 – Proposed Elevation for Block A Municipality of Clarington Page 9 Report PDS-010-22 Figure 3 – Proposed Elevation for Block B 11.2 In general, the proposal, if approved, would contribute to the Courtice intensification targets and utilize existing public infrastructure, including support for public transportation. 11.3 A rezoning is not required, as the subject property is zoned Urban Residential Type Three (R3) which permits townhouse units. The applicant is not seeking relief for any of the R3 Zone provisions. 11.4 The proposal shows two parking spaces, one in the garage and one on the driveway, for each of the townhouse dwelling units, except for the exterior side unit adjacent to Trulls Road. This unit has four parking spaces, two in the garage and two on the driveway. The building units are split at the back to provide direct access to the rear yards from the garages. 11.5 The Clarington Official Plan and the Courtice Main Street Secondary Plan contains urban design policies that would need to be considered when reviewing the application. 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 the Draft approved subdivision to the east (Bonnydon Lands). 11.6 The application was circulated to several internal departments and external agencies for review and comment. Technicla design details can, if necessary, be addressed through the conditions of Draft Plan approval. Staff will continue to review the application and work with the applicant to address all technical matters. Municipality of Clarington Page 10 Report PDS-010-22 Figure 4 – Proposed Site Plan 12. Concurrence Not Applicable. 13. Conclusion 13.1 The purpose of this report is to provide background information and obtain comments on the proposal for ten street-related townhouse 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, including any comments received at this Public Meeting. Staff Contact: Nicole Zambri, Senior Planner, 905-623-3379 ext. 2422 or nzambri@clarington.net . Interested Parties: List of Interested Parties available from Department.