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Report To: Planning and Development Committee
Date of Meeting: June 13, 2022 Report Number: PDS-027-22
Submitted By: Ryan Windle, Director of Planning and Development Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: S-C-2021-0010 & ZBA2020-0005.Resolution#: PD-068-22
Report Subject: Draft Plan of Subdivision and Rezoning to facilitate a 21 future
common element condominium townhouse at the North-West corner
of Trulls Road and Nash 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-027-22 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 Draft Plan of Subdivision and Zoning By-law Amendment applications; and
3.That all interested parties listed in Report PDS-027-22 and any delegations be
advised of Council’s decision.
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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 Lifelong Investment Corporation to
permit a future townhouse block containing up to 21 units. The proposal includes 16 dual
frontage and 5 traditional townhouse units, a private lane, amenity space, water metre
building and visitor parking spaces.
There was a previous Public Meeting in June 2020 for the original proposal of a three-storey
apartment building containing 95 residential units.
1. Application Details
1.1 Owner/Applicant: Lifelong Investment Corporation
1.2 Agent Rodger Miller (Miller Planning Services)
1.3 Proposal: Draft Plan of Subdivision
The proposed Draft Plan of Subdivision would create one
block that would allow for a future common elements
condominium containing up to 21 townhouse units.
Zoning By-law Amendment
Proposal is to rezone the property from “Urban Residential
Type Two (R2) Zone” to a zone that would permit the
townhouse dwelling units.
1.4 Area: 1.48 acres (0.60 ha)
1.5 Location: 1640, 1644, 1648 Nash Road, Courtice
1.6 Roll Numbers: 1817-010-010-04200
1817-010-010-04300
1817-010-010-04400
1.7 Within Built Boundary: Yes
2. Background
2.1 On March 25, 2020, Lifelong Investment Corporation submitted an application for a
Zoning By-law Amendment to permit a three-storey building containing 95 apartment
units at the northwest corner of Nash Road and Trulls Road in Courtice. A public
meeting was held on June 8, 2020. Staff received comments from several residents
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Report PDS-027-22
regarding concerns, described in Section 7 of this report. The original proposal also
included 3010 Trulls Road which is no longer included as part of the lands subject to the
revised applications.
Figure 1: Applicant’s rendering of the original proposal for a three-storey apartment building on
the north-west corner of Trulls Road and Nash Road
2.2 Since 2020, staff have been working with the applicant and agencies to refine the plan
through a series of discussions regarding several alternative designs. The revisions
would need to consider concerns raised by residents and technical requirements from
agencies to ensure the development would be designed and function appropriately for
the subject lands.
2.3 In December 2021, and further refined in March 2022, Lifelong Investment Corporation
submitted revised Zoning By-law Amendment and a Draft Plan of Subdivision
application. The revised applications would permit a development block that would
allow for a future common elements condominium containing 2 1 townhouse units,
including 16 dual frontage units fronting onto both Nash Road and Trulls Road and 5
traditional units fronting onto a private lane. The development would also include a
private lane, amenity space, water metre building and visitor parking spaces, see
Figure 2.
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Figure 2: Applicant’s revised development proposal and surround ing area.
2.4 The revised proposal includes the following modifications to address previous
comments from residents and staff:
Change in built form from an apartment building to townhouses;
Reduction in density of the site resulting in reduced traffic generated from the
site; and
Additional amenity space per residential unit for the development.
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2.5 The applicants have submitted the following revised studies in support of the
applications:
Functional Servicing Report;
Traffic Impact Study;
Environmental Impact Study;
Arborist Report and Tree Preservation Plan;
Environmental Noise Report
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 consist of three properties located at the northwest corner of Nash
and Trulls Road in Courtice, Figure 3. A portion of the lot at 1640 Nash Road wraps
around the back of the adjacent residential dwellings to the west. All three of the lots
currently have single detached dwellings and accessory buildings.
Figure 3: Aerial photo of subject lands and surrounding area.
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3.2 The surrounding uses are as follows:
North: A wood lot and single detached dwellings on relatively larger lots. Further north is
a residential subdivision where Abbywood Crescent is terminated both to the
west and north.
East: A neighbourhood commercial plaza and Parkwood Village, which is a stacked
townhouse condominium development ranging from two to three storeys. The
units face internally to the site. The site also contains several amenities and
uses.
South: Single detached dwellings and the Black Creek tributary.
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.
4.4 The subject lands are within the defined Built Boundary and within the Urban Boundary
of Courtice. Growth is to be accommodated by directing a significant portion of new
growth to the built-up areas through intensification and efficient use of existing services
and infrastructure.
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5. Official Plans
Durham Region Official Plan
Clarington Official Plan
5.4 The Clarington Official Plan designates the properties “Urban Residential” and is
located within the Built-Up Area of the Municipality. The proposal would contribute
towards the Municipality’s Residential Intensification Target and utilize existing public
services and infrastructure. Intensification within the Built-up Areas that respects
existing neighbourhoods is encouraged.
5.5 The subject lands are located at the edge of a neighbourhood and are adjacent to two
arterial roads. The edge of neighbourhoods and adjacent to arterial roads is one of the
locations where growth and higher intensity-built forms are to be directed.
Developments at the edge of neighbourhoods are required to meet a minimum net
density of 19 units per hectare and permit a built form of 1 to 3 storeys ground related
units including limited apartments, townhouses, semi-detached, or detached dwellings.
5.6 Nash Road is a Type C Arterial Road (turns into a Type B Arterial Road, heading east,
after it crosses Trulls Road) and Trulls Road is a Type B Arterial Road.
6. Zoning By-law
6.1 The subject properties are zoned “Urban Residential Type Two (R2)”, which recognizes
the current low density land uses consisting of detached dwellings. A Zoning By-law
Amendment is required to permit the proposed townhouse dwelling units within the
proposed development block.
7. Public Notice and Submissions
7.1 Public notice was mailed to each landowner within 120 metres of the subject lands and
individuals on the interested parties list on May 20, 2022, and Public Meeting signs
were installed fronting onto Nash Road and Trulls Road on May 25, 2022.
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Figure 4: Public Notice Sign posted at the intersection of Nash Road and Trulls Road
7.2 At the previous public meeting on June 8, 2020, residents identified concerns with the
built form, density, traffic that would be generated from the development and the size of
the units proposed.
7.3 At the time of writing this report staff have received two c omments from residents:
One resident indicated the revised proposal was much more reasonable than the
original proposal;
One resident had questions regarding the private amenity area for the development
but indicated no concerns to staff.
8. Agency Comments
Regional Municipality of Durham
8.1 Comments from Durham Region Planning, Works and Transit Departments have not
been received on the revised proposal at the time of finalizing this report but will be
included in a subsequent report.
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Central Lake Ontario Conservation Authority
8.2 Comments from the Central Lake Ontario Conservation Authority have not been
received on the revised proposal at the time of finalizing this report but will be included
in a subsequent report.
Kawartha Pine Ridge District School Board
8.3 Comments from the Kawartha Pine Ridge District School Board have not been received
on the revised proposal at the time of finalizing this report but will be included in a
subsequent report.
Other Agencies
8.4 Canada Post and the comments from the utility companies that have been received
have indicated they have no objection to the proposal but request to be included in the
detailed design process for servicing should the applications be approved.
9. Department Comments
Public Works
9.1 Public Works staff have no objection in principle to the proposed development;
however, there are a number of technical details that need to be addressed regarding
the proposed stormwater management for the development. Some additional
information will be required prior to Draft Approval of the subdivision and the remainder
of the items will need to be addressed through conditions of the subdivision and/or any
future Site Plan application.
Emergency and Fire Services
9.2 The Emergency and Fire Services Department have no objections to the proposed
application. Comments were provided regarding “no parking signage” for the private
laneway and fire hydrants on site. These comments would be addressed through the
future Site Plan application process should the subdivision and rezoning applications be
approved.
10. Discussion
10.1 The applicants have revised the proposal from the original submission to address a
number of comments from residents and staff. The revised proposal results in a change
in the built form from an apartment building to townhouse dwellings and significantly
reduces the density of the site in an attempt to better integrate the development with the
surrounding neighbourhood.
10.2 There is a woodlot located to the north of the subject lands, which is identified in the
Region of Durham Official Plan as a Key Natural Heritage Feature. There are no natural
heritage features identified on the lands in the Official Plan mapping. The Official Plan
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does acknowledge that there are natural heritage features that are not mapped but are
important to the natural heritage system. The applicant’s have submitted a revised
Environmental Impact Study that is currently being reviewed by Clarington and CLOCA
staff.
10.3 The revised proposal introduces an alternative building form to the neighbourhood on
two arterial roads, that have limited access opportunities. The Owner has designed the
development to address the intersection appropriately with a built form that can
integrate with the existing development in the surrounding neighbourhood.
10.4 The revised proposal will be required to provide visitor parking and private amenity
space. The concept plan provided by the applicant appears to meet Clarington’s
parking requirements and amenity space guidelines. The subject lands would be
subject to a future Site Plan application, should the Subdivision and rezoning
applications be approved, where the details of the am enity space design would be
confirmed.
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.
11. Concurrence
Not Applicable.
12. 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 Lifelong
Investment Corporation to permit a future townhouse block containing up to 21 units.
Staff will continue processing the application including the preparation of a subsequent
report for Council consideration.
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.