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HomeMy WebLinkAboutPDS-019-22Public 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: April 25, 2022 Report Number: PDS-019-22 Submitted By: Ryan Windle, Director of Planning and Development Services Reviewed By: Mary-Anne Dempster, CAO File Number: S-C-2021-0002 & ZBA2021-0009 Resolution#: Report Subject: Draft Plan of Subdivision and Rezoning for 1824 Nash 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-019-22 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 proposed Draft Plan of Subdivision and Zoning By-law Amendment applications submitted by Headgate Developments Inc. and continue processing the applications including the preparation of a subsequent report; and 3.That all interested parties listed in Report PDS-019-22 and any delegations be advised of Council’s decision. Municipality of Clarington Page 2 Report PDS-019-22 Report Overview The Municipality is seeking the public’s input on applications for a proposed Draft Plan of Subdivision and Zoning By-law Amendment submitted by Headgate Developments Inc. to permit six single detached dwellings and a future townhouse block. The subdivision would extend Tabb Avenue to the east. The Rezoning application would also rezone development blocks associated with a Draft Approved Plan of Subdivision (S-C-2009-0001). The subject lands are in the Hancock Neighbourhood in Courtice. 1. Application Details Owner/Applicant: Headgate Developments Inc. Agent: Scott Waterhouse, GHD Limited Proposal: Draft Plan of Subdivision The proposed Draft Plan of Subdivision would permit six single detached dwellings and a future townhouse block. The subdivision would extend Tabb Avenue to the east. Zoning By-law Amendment To rezone the subject lands from “Agricultural (A)” and “Environmental Protection (EP)” zones to appropriate zones that would permit single detached and townhouse dwelling units. Area: 1.15 Hectares Location: 1824 Nash Road, Courtice Roll Number: 181701009010400 Within Built Boundary: No 2. Background 2.1 The Hancock Neighbourhood Plan was originally approved by Council in September 1998. The neighbourhood plan was amended in April 2013 to the current plan. The plan was amended in 2013 due to: Municipality of Clarington Page 3 Report PDS-019-22 Identification of Provincially Significant Wetlands by the Ministry of Natural Resources (indicated on the Natural Heritage System Mapping of the Hancock Neighbourhood Plan, Figure 1); Release of Provincial Growth Plans; and Region of Durham Official Plan Amendment 128. Figure 1: Hancock Neighbourhood Plan Natural Heritage System and subject lands identified. Municipality of Clarington Page 4 Report PDS-019-22 2.2 The Neighbourhood Plan update in 2013 changed the street pattern and lot patterns to the current plan (Figure 2). The Neighbourhood Plan is intended to guide development for the area. The exact lot pattern and street layouts are to be determined at the application stage once the required studies have been submitted to support the application. Figure 2: Approved Hancock Neighbourhood Design Plan with subject lands identified. Municipality of Clarington Page 5 Report PDS-019-22 2.3 Since the Hancock Neighbourhood Plan was updated in 2013, there have been three developments approved in the Hancock Neighbourhood and two additional development applications submitted on surrounding lands (Figure 3). Figure 3: Subject lands and surrounding development applications and approvals in the Hancock Neighbourhood since 2013. 2.4 The lands subject to the draft plan of subdivision application were previously subject to draft plan of subdivision application S-C-2004-0002, which was draft approved in 2009. A portion of the draft approved lands were registered and developed (consisting of 11 Municipality of Clarington Page 6 Report PDS-019-22 dwellings on the west side of Duval Street and 1 dwelling on the south side of Tabb Avenue). The remainder of the lands were not registered, and the original draft approval lapsed. 2.5 In 2009, a separate application for a draft plan of subdivision was submitted for additional lands owned by the applicant. The applications were approved in 2014. The lands included the extension of Broome Avenue and a new street north of Broome Avenue, Walter Park Trail. The applicant is in the process of registering lots on Broome Avenue. The lots on Walter Park Trail require servicing through external lands to the east, subject to current application S-C-2018-0003 and cannot be developed until that servicing is in place. The future development blocks, subject to the zoning by-law amendment applications, were created as part of the draft plan approval. The zoning for those blocks remained as they were prior to the 2014 approval as Agricultural (A) and Environmental Protection (EP). The zoning remained due to the close proximity of an auto wrecker at 3090 Hancock Road and the required setback for sensitive land uses. The auto wrecker operation and the applicant has included those blocks in the rezoning application. A future Planning Act application would be required to create the future individual lots from the blocks. 2.6 In May 2021, Headgate Development Inc. submitted Draft Plan of Subdivision and Zoning By-law Amendment applications for the lands formally part of S-C-2004-0002. The rezoning application also included the development blocks associated with a Draft Approved Plan of Subdivision (S-C-2009-0001). The applications were deemed incomplete until March 2022 when outstanding reports were submitted. 2.7 The applicants have submitted the following studies in support of the applications: Functional Servicing and Stormwater Management Plans; Planning Rationale and Urban Design Report; Environmental Impact Study; Environmental Noise Assessment; Phase One and Two Environmental Site Assessment; and Sustainability Report 2.8 The revised studies are being reviewed by staff and agencies and will be summarized in a future report. 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are located on the north side of Nash Road between Harry Gay Drive to the west and Hancock Road to the east (Figure 4). The lands are currently vacant with natural vegetation throughout the site. Municipality of Clarington Page 7 Report PDS-019-22 Figure 4: Subject Lands The surrounding uses are as follows: North - Single detached dwellings, draft approved subdivision (S-C-2009-0001) and natural vegetation. South - Agricultural and Single detached dwellings, subject to current draft plan of subdivision application Municipality of Clarington Page 8 Report PDS-019-22 East - Single detached dwellings, subject to current draft plan of subdivision application West - Single detached dwellings. 4. Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement encourages planning authorities to create healthy, livable, and safe communities by accommodating an appropriate range and mix of housing types and development patterns, while making efficient use of land and infrastructure. Opportunities for redevelopment and intensification are to be promoted where it can be accommodated. 4.2 Healthy and active communities should be promoted by planning public streets to be safe, meet the needs of pedestrians, foster social interaction, and facilitate active transportation and community connectivity. Compact and diverse developments promote active modes of transportation such as walking and cycling. Provincial Growth Plan 4.3 The Provincial Growth Plan encourages municipalities to manage growth by directing population growth to settlement areas, such as the Courtice Urban Area. Municipalities are encouraged to create complete communities by promoting a diverse mix of land uses, a mix of employment and housing types, high quality public open space and easy access to local stores and services. A range and mix of housing options and higher densities in strategic growth areas are to make efficient use of land and infrastructure. 4.4 The subject lands are within the Greenfield Area identified by the Growth Plan. Within Greenfield Areas, the Growth Plan establishes a minimum density of 50 residents and jobs per hectare across Durham Region. The proposal has a density of approximately 37 units per hectare and will contribute to achieving the density targets in Greenfield Areas. 5. Official Plans Durham Region Official Plan Municipality of Clarington Page 9 Report PDS-019-22 5.3 Nash Road is a Type B Arterial Road in the Region’s Official Plan. Clarington Official Plan 5.4 The Clarington Official Plan designates the subject lands Urban Residential. The Urban Residential designation is predominately intended for housing purposes. 5.5 Consistent with higher levels of government planning documents, the Clarington Official Plan supports opportunities for intensification within the existing neighbourhoods, while having regard for established residential areas. 5.6 Table 4-3 of the Official Plan provides the Urban Structure Typologies for specific areas of the Municipality. These areas are where growth and higher intensity-built forms are to be directed. At the edge of neighbourhoods and adjacent to Arterial Roads, ground-related units are permitted with heights between 1 and 3 storeys. Permitted uses include limited apartments, townhouses, single and semi-detached units. 5.7 Nash Road is a Type B Arterial Road within the Clarington Official Plan. Hancock Neighbourhood Design Plan 5.8 Within the Hancock Neighbourhood Design Plan the subject lands are identified with a mix of 10 metre and 12 metre (lot frontage) single detached dwellings and medium density along Nash Road. The plan also indicates the extension of Tabb Avenue east through the subject lands. 5.9 The Medium Density designation along Nash Road was to facilitate additional unit typologies in the neighbourhood, adjacent to the arterial road where access points are to be limited. 5.10 Approved Neighbourhood Plans will continue to provide guidance for the development of neighbourhoods unless superceded by a Secondary Plan. If a proposed development is not in keeping with the intent of the neighbourhood design plan the plans would need to be amended to a Secondary Plan. 6. Zoning By-law 6.1 Zoning By-law 84-63 zones the subject lands “Holding – Urban Residential Exception ((H)R2-60)”, “Agricultural (A)” and “Environmental Protection (EP)”. A Zoning By-law Amendment is required to permit the proposed single detached and townhouse dwelling units within the subdivision and the development blocks. Municipality of Clarington Page 10 Report PDS-019-22 7. Public Notice and Submission 7.1 Public notice was mailed to each landowner within 120 metres of the subject lands on April 1, 2022, and Public Meeting signs were installed fronting onto Nash Road and Tabb Avenue on April 4, 2022. 7.2 Staff have received correspondence, written and verbal, from three area residents and landowners with concerns with the applications. The concerns identified include: Questions regarding the history of development approvals in the surrounding neighbourhood; Concerns with the trees that will be removed to facilitate the development; The lands to the east, currently agricultural lands, drain towards the neighbourhood and can cause a lot of standing water on properties, especially during the spring months. Some residents are concerned the development may increase the amount of water on their properties or the potential for flooding on their properties; and Questions about the form of development integrating with the surrounding neighbourhood. Municipality of Clarington Page 11 Report PDS-019-22 Figure 5: Public Meeting Sign Posted on Tabb Avenue. Agency Comments Regional Municipality of Durham 8.1 Comments from Durham Region Planning, Works and Transit Departments have not been received at the time of finalizing 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. Municipality of Clarington Page 12 Report PDS-019-22 Kawartha Pine Ridge District School Board 8.3 Kawartha Pine Ridge District School Board has indicated they have no objection to the applications. They have requested warning clauses be included as conditions of approval, should it be granted, due to accommodation pressures at local schools. Other Agencies 8. Departmental Comments Public works 9.1 The Public Works Department has no objections to the proposed applications. The applicant will be required to coordinate future services with adjacent landowners should both applications be approved. The applicant will be required to submit detailed stormwater management and functional servicing details as part of detailed design work prior to final approval of the subdivision. Emergency and Fire Services 9.2 The Emergency and Fire Services Department have no concerns with the applications. 9. Discussion 9.1 The subject lands are within the Hancock Neighbourhood in Courtice. The approved Hancock Neighbourhood Plan was designed through community consultation to balance the requirements of the Provincial Growth Plan, Durham Region Official Plan requirements and recognizing the existing natural heritage features in the area. The proposed draft plan of subdivision, proposing single detached dwellings on Tabb Avenue and a medium density block fronting onto Nash Road, is consistent with the Council approved Hancock Neighbourhood Design Plan. 10.2 The stormwater for the lands to the east of the subject lands travels overland through a number of properties to a ditch inlet catchbasin that is located at the existing eastern limit of Tabb Avenue. The ditch inlet catchbasin was constructed as a condition of a previous draft plan of subdivision, S-C-2004-0002, as a temporary servicing solution for the overland flows from external lands to the east, including the lands on the east side of Hancock Road. The extension of Tabb Avenue will allow for the extension of existing services and facilitate the coordination of servicing with future developments to the east, eliminating the overland flows in the area when municipal services are extended to Hancock Road. Municipality of Clarington Page 13 Report PDS-019-22 10.3 The development blocks that are within a draft approved plan of subdivision (S-C-2009- 0001) were not zoned nor were lots identified when the subdivision was approved. This was due to the lack of frontage onto a public road and the close proximity to an auto wrecker on adjacent lands at 3090 Hancock Road; the auto wrecker is no longer in operation and the lands to the east are subject to current development applications. If approved, the blocks would have the required frontage onto a public road; as such, the applicant has proposed the blocks be rezoned for future residential lots. A holding symbol would be required to be placed on the blocks until future access is possible and would be subject to a Planning Act application to create the future lots. 10.4 The applicant has submitted a number of studies including an Environmental Impact Study and Environmental Site Assessments that are currently being reviewed by staff and agencies. 10.5 The purpose of the Public Meeting is to provide an opportunity for further public input. These public comments will be compiled, discussed with the applicant, and addressed in a subsequent staff report. 10. Concurrence Not Applicable. 11. Conclusion The purpose of this report is to provide background information on the Draft Plan of Subdivision and Zoning By-law Amendment applications submitted by Headgate Developments Inc. to permit six single detached dwellings and a future townhouse block and the rezoning of development blocks associated with a Draft Approved Plan of Subdivision (S-C-2009-0001) for the Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report. Staff Contact: Brandon Weiler, Principal Planner, (905) 623-3379 ex. 2424 or bweiler@clarington.net. Attachments: Not Applicable Interested Parties: List of Interested Parties available from Department.