HomeMy WebLinkAboutPDS-038-22Clarftwn
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: Special Planning and Development Committee
Date of Meeting: September 12, 2022 Report Number: PDS-038-22
Submitted By: Carlos Salazar, Director of Planning and Development Services
Reviewed By: Mary -Anne Dempster, CAO
File Number: S-C-2021-0007 and ZBA2021-0017 Resolution#: PD-087-22
Report Subject: Applications by Tribute (King Street) Ltd. for a Draft Plan of
Subdivision and Zoning By-law Amendment for 524 residential units,
consisting of 130 single detached units, 30 semi-detached units, 69
freehold townhouses and 295 condominium townhouses.
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-038-22 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 applications; and
3. That all interested parties listed in Report PDS-038-22 and any delegations be
advised of Council's decision.
Municipality of Clarington
Report PDS-038-22
Report Overview
Page 2
The Municipality is seeking the public's input on applications for a proposed Draft Plan of
Subdivision and Zoning By-law Amendment, submitted by Tribute (King Street) Ltd., to
permit 524 residential units, including 130 single detached units, 30 semi-detached units, 69
freehold townhouses and 295 condominium townhouses. The development will be accessed
by two collector roads from Bloor Street and Trulls Road. The applications also propose a
14.3 hectares Open Space Block (part of the Robinson Creek valley) and a 1.63 hectares
Park Block which will be dedicated to the Municipality.
1. Application Details
1.1 Owner/Applicant: Tribute (King Street) Ltd.
1.2 Proposal: Draft Plan of Subdivision
The proposed Draft Plan of subdivision consists of a total projected
yield of 524 units accessed by two collector roads. Along Bloor
Street are proposed four blocks within the Regional Corridor with
potential to accommodate a total of 304 stacked townhouse and
townhouse units with both freehold and condominium tenure. The
balance of the units (220) are freehold lots fronting on local and
collector roads with a mix of street townhouses, semi-detached
units, and single detached units.
The west half of the site consisting of the Robinson Creek valley
forms a 14.3 hectare Open Space Block which will be dedicated to
the Municipality. Adjacent to the Open Space Block is a 1.63
hectare Park Block which will also be dedicated to the Municipality
(see Attachment 1).
Zoning By -Law Amendment
To rezone the lands from the "Agricultural (A) Zone" to appropriate
zoning that permits the proposed development.
1.3 Area: 31.7 hectares (subject of application); 65.9
hectares (total property area)
1.4 Location: 1593 Bloor Street, 1614 Trulls Road southwest
of Bloor Street and Trulls Road
1.5 Roll Numbers: 010 070 00600 0000
010 070 00900 0000
Municipality of Clarington Page 3
Report PDS-038-22
Figure 1: Key map with Proposal Details
2. Background
2.1 The Southeast Courtice Secondary Plan (SECSP) was adopted through Clarington
Official Plan Amendment (OPA124) to the Clarington Official Plan in December 2020
and approved by the Commissioner of Planning and Economic Development for the
Regional Municipality of Durham on March 2, 2022. The Southeast Courtice Urban
Design and Sustainability Guidelines were approved on the same dates and provide
direction in the form of design guidance and strategies to implement the vision and
objectives of the Secondary Plan. A Zoning By-law Amendment to implement the
entirety of the SECSP is currently being drafted.
Municipality of Clarington Page 4
Report PDS-038-22
2.2 Lands to the south of the subject lands were the subject of an employment land
conversion request submitted to the Region of Durham through the Municipal
Comprehensive Review (MCR) process. The conversion of these lands, which fall within
the Courtice Transit Oriented Community Secondary Plan area, have been approved by
Regional Council, but will not come into effect until completion of the Municipal
Comprehensive Review.
2.3 The applicants submitted applications for a Draft Plan of Subdivision (see Attachment
1) and Zoning By-law Amendment. In support of these applications, the applicants have
submitted the following supporting documents which have been circulated to other
departments and agencies for review and will be summarized in a future report:
• Phase One Environmental Site Assessment
• Functional Servicing Report
• Geotechnical Investigation
• Traffic Impact Study
• Environmental Impact Study
• Archeological Assessment, Stages 1, 2 and 3 and Supplementary Document
• Hydrogeological Assessment
• Landscape Analysis Report
• Planning Justification Report
• Storm Water Management Report
• Noise Study
• Arborist Report
• Environmental Sustainability Plan
• Active Transportation Plan
• Facility Concept Plan
2.4 The purpose of this report is to give an overview of the application, summarize initial
comments and to obtain feedback from the public.
3. Land Characteristics and Surrounding Context
3.1 The subject lands are located south-west of the corner of Bloor Street and Trulls Road
within the Southeast Courtice Secondary Plan area. Tribute Communities owns a total
of 69.5 hectares in this location. However, only the northern 31.7 hectares are located
within the boundary of the Southeast Courtice Secondary Plan and are the subject of
these applications. The subject lands are bounded by: Bloor Street to the north, a Type
`A' Arterial Road under the jurisdiction of the Region of Durham; and Trulls Road to the
east, a Type `B' Arterial Road under the jurisdiction of the Municipality of Clarington.
Municipality of Clarington Page 5
Report PDS-038-22
Figure 2: Aerial photo of subject lands and surrounding area.
3.2 The most prominent feature on the subject lands is the valley of the Robinson Creek
and associated valley slope. These occupy most of the western half of the proposed
Draft Plan of Subdivision. The eastern half of the property is currently farmland which
slopes gently in a north-east to south-west direction.
3.3 The neighbouring lands are currently used predominantly for agricultural purposes but
are slated for future urban development.
They are described as follows:
Municipality of Clarington
Report PDS-038-22
Page 6
West: West of the Robinson Creek valley is tableland that is Draft Plan approved for a
future residential development and the site of the existing South Courtice Arena and
Recreation Complex.
North: Across Bloor Street is farmland designated for future residential and mixed -use
development in the Southeast Courtice Secondary Plan.
East: Across Trulls Road is farmland designated for future residential and mixed -use
development in the Southeast Courtice Secondary Plan.
South: South of the subject lands is farmland currently designated for the industria
development that is the subject of a request for conversion as part of the Region of
Durham's Municipal Comprehensive Review.
4. Provincial Policy
Provincial Policy Statement
4.1 The Provincial Policy Statement 2020 (PPS) provides policy direction on land use
planning and development for matters of provincial interest. This includes the protection
of Provincial resources, public health and safety, and the quality of the natural and built
environment. These objectives are to be achieved through efficient land use planning.
Through land use designations and policies, municipal official plans and secondary
plans are the most important vehicle for implementing the PPS.
4.2 The Provincial Policy Statement focuses growth and development within urban and rural
settlement areas. Development within these areas must meet the full range of current
and future needs of its population by employing efficient development patterns and
avoiding significant or sensitive resources and areas which may pose a risk to public
health and safety. Land use patterns should promote a mix of housing, including
affordable housing, employment, recreation, parks and open spaces, and transportation
choices that increase the use of active transportation and transit before other modes of
travel.
Provincial Growth Plan
4.3 The Growth Plan for the Greater Golden Horseshoe 2019 (Growth Plan) provides
guidance on where and how to grow within the Greater Golden Horseshoe (GGH). This
includes requiring Municipalities to maintain a three-year supply of serviced land for
residential development.
4.4 Building on the direction of the PPS, the Growth Plan supports the achievement of
complete communities, a thriving economy, a clean and healthy environment, and social
equity. These goals will be achieved by promoting access to transit and active
transportation and increasing the amount and variety of housing that is provided.
Municipality of Clarington
Report PDS-038-22
Page 7
4.5 Complete communities provide for the needs of all parts of society. This includes
providing retail and office uses at locations that support active transportation and have
existing or planned transit. To address the issue of housing affordability, the Growth
Plan provides direction for a range and mix of housing to be offered with a priority on
access to transit and amenities.
4.6 In order to promote intensification, the Growth Plan has mapped a Built Boundary that
identifies the limits of existing development. Lands outside of the Built Boundary are
designated as Greenfield Areas. The Growth Plan calls for new developments in
Greenfield Areas to achieve a minimum density target of 50 residents and jobs
combined per gross hectare. The subject lands are designated Greenfield Areas.
4.7 The Growth Plan requires the protection and management of important hydrologic and
natural heritage features and areas in planning for future growth. Planning for large-
scale development in designated Greenfield Areas within the Southeast Courtice
Secondary Plan area is informed by the Robinson / Tooley Subwatershed Plan.
5. Official Plans
Durham Region Official Plan
5.1 The Durham Region Official Plan designates the lands as Living Areas and Regional
Corridors along Bloor Street.
5.2 Lands designated Living Areas permit the development of communities incorporating
the widest possible variety of housing types, sizes, and tenure to provide living
accommodations and address various socio-economic factors. Development
applications in Living Areas must consider having a compact built form, including
providing intensive residential and mixed uses along arterial road and transit routes.
Consideration must also be given to urban design, pedestrian connections, a grid
pattern of roads, and the availability of services and infrastructure.
5.3 The Region's Official Plan establishes a framework for Regional Corridors. Corridors are
considered the main arteries of the Region's urban structure. Corridors will be
developed to include, among other things, the promotion of pedestrian activity and
public transit ridership through well -designed development, a mix of uses at higher
densities, and sensitive urban design that orients development to the corridor,
complemented by the consolidation of access points and preserving and enhancing
cultural heritage resources. The built form should be a wide variety of building forms,
generally mid -rise in height, with some higher buildings.
5.4 Region of Durham Official Plan policy supports the provision of affordable housing units
throughout Clarington. The Region of Durham Official Plan also supports the provision
of a range of residential unit types in order to support families, seniors, and special
needs groups.
Municipality of Clarington
Report PDS-038-22
Clarington Official Plan
Page 8
5.5 The Clarington Official Plan seeks to create walkable neighbourhoods and to provide a
variety of uses within each neighbourhood. New neighbourhoods will have a variety of
housing densities, tenure and types for all incomes, ages, and lifestyles. Three key
principles which provide direction for the policies of the Official Plan are: sustainable
development, healthy communities, and growth management.
5.6 The Clarington Official Plan designates the subject lands as Urban Residential,
Regional Corridor and Environmental Protection Area.
5.7 The Urban Residential designation shall predominantly be used for housing purposes,
providing for a variety of densities, tenure, and types. Neighbourhoods are to be
walkable, compact, connected and create a high -quality public realm.
5.8 Regional Corridors shall provide for intensification, mixed -use development and
pedestrian and transit supportive development. The development of Regional Corridors
aims to improve the public realm and establish walkable, transit supportive corridors
through high quality streetscaping and built form.
5.9 The lands associated with the headwaters and tributaries of Tooley Creek, and
Robinson Creek are designated Environmental Protection Areas. Environmental
Protection Areas are recognized as the most significant components of the
Municipality's natural environment and their ecological functions are to be conserved
and protected.
Southeast Courtice Secondary Plan
5.10 The Southeast Courtice Secondary Plan designates the subject lands Medium Density
Regional Corridor, Low Density Residential, Environmental Protection Area and
Neighbourhood Park.
5.11 The Secondary Plan establishes that development within the Medium Density Regional
Corridor designation shall have an overall average density of 85 units per net hectare. In
no case shall an individual development application have a density less than 60 units
per net hectare. Development on lands designated Low Density Residential shall have a
minimum net density of 13 units per hectare and shall not exceed 3 storeys in height.
5.12 Within the Medium Density Regional Corridor designation, the predominant use of lands
are a mix of housing types and tenures in mid -rise building forms. The highest and
densest built form shall front on Bloor Street. Retail and service uses are to be provided
at strategic locations to reinforce the community structure and provide access to local
amenities within walking distance for residents of the surrounding areas.
5.13 The Secondary Plan identifies the intersection of Bloor Street and Trulls Road as a
Prominent Intersection. Within Regional Corridors, the greatest heights and densities
Municipality of Clarington
Report PDS-038-22
Page 9
shall occur at Prominent Intersections and the nodes which surround them. The
Prominent Intersection at Bloor Street and Trulls Road shall feature built form no less
than 4 storeys in height and is encouraged to include retail and service uses that
provide amenity to the surrounding neighbourhoods.
5.14 The Secondary Plan establishes policies to ensure that development contributes to an
attractive and animated public realm, fine grain connectivity, an enhanced pedestrian
environment, and appropriate transitions between areas of different development
intensity and uses.
5.15 Bloor Street is encouraged to be developed as a multi -Way, a road design that balances
the functional requirements of a Type A arterial road and a local road, in order to create
pleasant urban environments along high volume arterial roads.
Southeast Courtice Urban Design and Sustainability Guidelines
5.16 Southeast Courtice Urban Design and Sustainability Guidelines were approved to
provide direction in the form of design guidance and strategies to implement the vision
and objectives of the Southeast Courtice Secondary Plan. Guidance addresses
community structure, street, and block patterns, built form, public realm (including
roads), cultural and natural heritage, stormwater management, transitions between uses
and implementation.
6. Zoning By -Law
6.1 The subject properties are zoned "Agricultural" (A) by Zoning By -Law 84-63. A rezoning
is required to permit the proposed development. A Zoning By-law Amendment to
implement the entirety of the SECSP program was drafted and circulated to the
Secondary Plan Steering Committee for comments. The proposal will be tested against
the drafted Zoning By-law for the entirety of the SECSP area (see Attachment 2).
7. Public Notice and Submissions
7.1 Public notice was given by mail to each landowner within 120 metres of the subject site
and public meeting signs were installed along the Bloor Street and Trulls Road
frontages.
Municipality of Clarington Page 10
Report PDS-038-22
Figure 3: Public Notice Sign
7.2 At the time of writing this report Staff had not received any comments from members of
the public regarding the proposed applications.
8. Agency Comments
Regional Municipality of Durham
8.1 Comments from the Durham Region Planning and Works Departments and Durham
Region Transit have not been received at the time of writing this report but will be
included in a subsequent report.
8.2 Durham Regional Police Service Communications have no objections to the proposed
application as it does not pose an immediate obstruction issue for the Region's NextGen
radio system and associated microwave links.
Municipality of Clarington Page 11
Report PDS-038-22
Central Lake Ontario Conservation Authority (CLOCA)
8.3 CLOCA notes that developments in the Southeast Courtice Secondary Plan area are
subject to the Robinson Creek and Tooley Creek Subwatershed Study, which is not yet
finalized. Therefore, their comments shall be considered preliminary, with additional
comments to be provided after the finalization of the subwatershed study.
8.4 Included in CLOCA's comments are two technical memos addressing Terrestrial Natural
Heritage and Environmental Engineering outlining issues and required revisions to
documents submitted in support of the applications.
8.5 Issues identified in CLOCA's comments include insufficient vegetation protection zones,
the irregularity of rear lot lines abutting Environmental Protection Areas, and concerns
about the stormwater management strategy proposed to accommodate the
development.
8.6 CLOCA's concerns will be addressed as the Subdivision and Zoning By-law
Amendment applications continue to be processed.
School Boards
8.7 The Kawartha Pine Ridge District School Board Planning staff have no objections to the
proposed draft Plan of Subdivision and Zoning By-law Amendment. They have identified
conditions to be included as part of the site plan approval.
8.8 Comments from the Peterborough, Victoria, Northumberland and Clarington District
Catholic School Board, Conseil Scolaire Viamonde and Conseil Scolaire Catholique
Mon Avenir had not been received at the time of writing this report.
Other Agencies
8.9 Bell Canada has no objections to the proposal and has provided conditions to be
included as part of the approval.
8.10 Enbridge Gas Inc. does not object to the proposed applications but reserves the right to
amend or remove development conditions at a later date.
8.11 Hydro One Planning and Design has no comments or concerns with the proposal at this
time.
8.12 Canada Post has no objections to the proposed development.
8.13 Additional Agency comments will be considered as the applications continue to be
processed.
Municipality of Clarington Page 12
Report PDS-038-22
9. Internal Department Comments
Public Works
9.1 The Public Works department has no objection to the proposal, subject to the applicant
addressing particular comments in later submissions, including updates to the
Transportation Impact Study, On -Street Parking Plan, and the alignment of the
proposed collector as part of the draft plan with the designated collector road as part of
the possible future development east of Trulls Road.
Accessibility Committee
9.2 The Accessibility Committee encouraged the developer to install accessible benches
and playground equipment with a view to universal design for outdoor amenity spaces.
The "Accessible Housing Checklist" was provided to inform future drawings and future
residential developments.
Building Division
9.3 The Building Division has no comments regarding this application.
Emergency Services
9.4 Emergency Services identified no fire safety concerns on the submitted proposal.
10. Discussion
Regional Corridor Blocks
10.1 With a proposed density of 67.2 units per net hectare, the proposal meets the density
minimum for an individual development within the Medium Density Regional Corridor
designation as established by the Southeast Courtice Secondary Plan (60 units per net
hectare). However, it does not meet the 85 units per net hectare established as the
overall minimum average density for the designation. The proposal encompasses a
significant portion of the Medium Density Regional Corridor designation within the
Southeast Courtice Secondary Plan. A lower density of development in this portion of
the designation would result in a requirement for higher densities elsewhere in order to
meet the overall minimum average density. The planning report included as part of the
application has not provided justification for this approach.
10.2 The Southeast Courtice Secondary Plan establishes that Regional Corridors shall be
the location of the highest densities, tallest buildings, and greatest mix of uses, in order
to concentrate population in areas with good access to transit and amenities. It further
details that the predominant use of lands within the Medium Density Regional Corridor
designation are a mix of housing types and tenures in mid -rise building forms. The
Municipality of Clarington
Report PDS-038-22
Page 13
concepts included in the planning report for blocks within the Medium Density Regional
Corridor designation include predominantly building forms on the lower end of the mid -
rise category.
10.3 The Southeast Courtice Secondary Plan establishes that within the Medium Density
Regional Corridor designation, retail and service uses shall be provided at strategic
locations to reinforce the community structure and provide access to local amenities
within walking distance for residents of the surrounding areas. The intersection of Bloor
Street and Trulls Road is identified as a Prominent Intersection and is encouraged to
include retail and service uses. The development proposal includes the southwest
corner of Bloor Street and Trulls Road. The proposed development does not include
retail or service uses at this Prominent Intersection nor anywhere else.
10.4 The Secondary Plan establishes that the greatest heights and densities shall occur at
Prominent Intersections and the nodes which surround them. The proposed
development includes taller townhouses on a smaller building footprint and a public
plaza at the southwest corner of Bloor Street and Trulls Road. While the public plaza
contributes to the creation of a community focal point, the overall result is less density
relative to other parts of the Regional Corridor development blocks.
Urban Design and Site Orientation
10.5 The Southeast Courtice Secondary Plan and Urban Design and Sustainability
Guidelines provide policy and guidance on urban design and site orientation that should
be considered in the proposed development including:
• Locating primary entrances of residential units on public rather than private
streets;
• Avoiding garage dominated streetscapes through the use of rear laneways;
• Avoiding front -to -back conditions for buildings; and
• Creating variation in building typology, architectural detailing, and massing to
create built form variation and enhance the visual interest of streetscapes.
Roads and Mid -block Connections
10.6 The Southeast Courtice Secondary Plan and Urban Design and Sustainability
Guidelines encourage the creation of a Multi -Way along Bloor Street. The Multi -Way
design combines the functionality of a high -volume arterial road with the greater
intimacy of a local street. It would allow Bloor Street to become an attractive urban
corridor which functions as a successful public place, a community focal point, as well
as a safe and comfortable environment for active transportation and access to transit.
The compatibility of the proposed development with the Multi -Way concept should be
confirmed.
Municipality of Clarington Page 14
Report PDS-038-22
10.7 The Southeast Courtice Secondary Plan and Urban Design and Sustainability
Guidelines establish a modified grid pattern of streets, complemented by off-street mid -
block connections and trails, to serve as a network of fine-grained connectivity. The
length of some of the blocks within the proposed development, particularly the Regional
Corridor Blocks, require the addition of roads or mid -block connections to improve
connectivity and permeability.
10.8 Planning policy and guidance support the animation of public roads through the
orientation of buildings toward them. The relationship of built form to Trulls Road south
of the Regional Corridor block is through lot flankages and window streets. Block and lot
layouts should be considered to improve this condition.
10.9 The Clarington Official Plan, the Southeast Courtice Secondary Plan and Urban Design
and Sustainability Guidelines contains policies that will need to be considered in
subsequent submissions and as we continue to process the applications. 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.
10.10 The applications were circulated to several internal departments and external agencies
for review and comment. Staff will continue to review the application and work with the
applicant to address all technical matters.
11. Financial Considerations
11.1 The recommendations of this report do not have any financial implications.
11.2 Financial implications of this project will be included in subsequent reports as more
information becomes available.
12. Concurrence
12.1 The Deputy CAO/Treasurer has reviewed this report.
Municipality of Clarington
Report PDS-038-22
13. Conclusion
Page 15
13.1 This report provides background information on the proposed Draft Plan of Subdivision
and Zoning By-law Amendment submitted by the Tribute (King Street) Ltd. 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.
Staff Contact: Amanda Tapp, Acting Manager of Development Review, Planning and
Development Services, 905-623-3379 ext. 2420 or atapp clarington.net
Attachments:
Attachment 1 — Proposed Draft Plan of Subdivision
Attachment 2 — Draft Zoning By-law
Attachment 1 to
a
2E bF 2Dw
3S
oA
I— As aL N�Ta,4,-T DD-„L ROAD No- �2)
- -
I
BIOIX 10T Report PDS 038 22
xnr vrl _
_-- — — -
O1.DQ9BLM0
1
- -
n. W N,
HlcHwn
jHEK\NGS 2
'-
_ -
NZ0=3i10S1
- -
.N
W _
'E- -ta` ie•E tB05P- ---
\.. �
f J
- _... -_
_- ••• -
-r• �
o -
TREET
.-
; RE RFIOOn
(1.T3N 433ac.)
STR€E' -
/__ — FA
ND
w A
Z � SITES
Rai' `
v
OWf DBY
APPL IT
n
soar 1e3
\\\
i
t
wAre -,
- • ax
� - az _
N
e a klNl„ 6THIT '� P a SUII IyITM. y J s. BUD., 1'.
µ
r°'"
STREET C+a�
- Imo'
m „I
e'S1asI+i6na '' '" HF
�'k z� z� zle a
DTHERILANDS OWNED
KEY PLAN -Not to Scale evAPPuCANT
PROPOSED
DRAFT PLAN
OF SUBDIVISION OF -
PART OF LOT 31 & 32
=
1
I
_ r
za
°.zz we
aT �
o
+ _
•es3 Nn• 02' ao•r
p �; 2T' ' 12.,2a y�,•2a „a vo
CONCESSION 1
(GEOGRAPHIC TOWNSHIP OF DARLINGTON)
MUNICIPALITY OF CLARINGT ON
REGIONAL MUNICIPALITY OF DURHAM
W
o z
o♦
!
1 -
t
�.
o y
2
u y
2a x • a "_ ..�6 ,,, ..,, "1'6 °loci
• • .u, =
m STREET 0
1aa s
2 so aD,�.
w 1oa
` m • . u - I•� m ez w ea s. YT m w °+m „102 •
2Do - u - a.° - • _w• -
* • • ... • - • . • . .
n 18 ,s 923.a I e1 I as m ez elm 1a Tan » TS 7{
p15 P1395
G r l i a STREET E
.� ��.e ,,.o
°'" °"
12 1> as ea �T e9 B9 76 n TP Ts
+ + . 1..
gmRo owDENNc
IO zetnes o.sac.-7£6ttEETOR
sn ao z (
< .-+
. s z ~` 4
,} 7
j F
NNRE .E4L �
ie�_-rTR�T
-°'
a SPACE
BLOLx at
as e a g2g na-gs ar.
SCHEDULE OF LAND USES:
LOW DENSITY RESIDENTIAL LOTS UNITS
9.15+m FRONTAGES -50 50
(DETACHED DWELLINGS)
■ 11.0+m FRONTAGES . 72 72
(DETACHED DWELLINGS)
012.2 +m FRONTAGES - $ $
(DETACHED DWELLINGS)
15.3+m FRONTAGES -15 30
(SEMI-DETACHED DWELLINGS)
TOTAL # LOTSIUNITS RESIDENTIAL 145 160
TOTAL AREA S.F. RESIDENTIAL 5.50 ha
Y- y rxua Norr+Ixc
a oo aee
-
i „ •
ma
g
MEDIUM DENSITY RESIDENTIAL BLOCK # UNITS AREA (he)
-STREET TOWNHOUSES 146 - 156 60 1.24
6.Om STREET TOWNHOUSES 157-158 9 0.19
I
- -
(NORTH OF STREET C)
REGIONAL CORRIDOR BLOCKS 159 - 160 295 4.20
�e
_
II
O HER LA IDS + �, + M
� �� �
I OWNED B a
APPLICANT - V
TOTAL UNITS I AREA 364 5.63 ha
TOTAL AREA RESIDENTIAL 11.13ha
LAND USE BLOCKS BLOCK# AREA(ha)
_
'
•_
1F�
�II
PARK 161 1.63
'_ ......
A
�- - -___-'
WALKWAY 162 0.08
§
r j
OPEN SPACE 163 14.30
FUT DEVELOPMENT 164 0.03
ROAD WIDENING 165 - 167 0.85
IL
\
4
I °
1
III
TOTAL AREA 16.89 ha
ROADS LENGTH(m) AREA(ha)
15.0 m R.O.W. 70 0.12
18.0 m R.O.W. 216 0.39
20.0 m R.O.W. 856 1.76
23.0 m R.O.W. 609 1.41
TOTAL LENGTH I AREA 1751 3.68 ha
TOTAL AREA OF SUBMISSION 31 70 he
I
ADDITIONAL INFORMATION UNDER THE PLANNING ACT
T
'
\
•
r
e
`
...••• ,
Undeecon5,n)of The Plannm9 AU H) Piped PaI su
VPY
Infonnatlon re9ulredby dauses A,B,C,D,E I) Sandy, Cloy
F,G, & J aM1awn on Drag and Key plans. K) All municipal aerncea o,ui.d
L) As shown
-
\
: , '
'�
.r..•+T
OWNER'S CERTIFICATE
SURVEYOR'S CERTIFICATE
WE, THE REGISTERED OWNERS OF THE
I HEREBY CERTIFY THAT THE BOUNDARIES
/
f
_
''r
I jTRIBUTE
J
SUBJECT LANDS, HEREBY AUTHORIZE GHD
TO PREPAREAND SUBMIT A DRAFT PLAN
OF SUBDIVIaI ON FOR APPROVAL
(KING STREET) LIMITED
OF THE LAND TO BE SUBDIVIDED AND THEIR
THEADJACENT LANDS ARE
AND THPTO E
THE CORRECTLY SHOWN ON
ACCURATELY
IONS
THIS PLAN
J.D. BORNE 1 E
Of7J�t10'Q.N SU YO
SIGNED �I
DATE JUNE 23, M21
SIGNED �✓ M
DATE
-
IV
0 20 40 60 60 100m
( I
I
SENO
SCALE 1:2000 AT ORIGINAL SIZE
r
OFF SITE POND LOCATION
TOP OF BANK AS STAKED BY CLOCA
ON DECEMBER 5, 2018
5,
—
CALCULATED TOP OF BAN
-- _ BYK
RLINEASTAJE1 .
ON O2020
® Whitby51N 8V3
T190568664D2 F190432 7877
E ylomail@ghd.om W wghd.com
Dmwn J.T.
Designer B.J.
Client: TRIBUTE
Project Name:
TRIBUTE - KING STREET
D
Drafting Check
Design Check .
C
Approved
Date OCTOBER, 2021
B
REVISED SUBMISSION
J.T.
B.J.
B.J.
10/21
GHD Inc.
Conditions of Use.
This document may only be used by GHD's client (and any other person who GHO
has agreed can use this document) for the purpose for which it was prepared and
must not be usetl by any other person or for any other purpose.
A
ORIGINAL SUBMISSION
J.T.
B.J.
B.J.
06/21
project No:
11208864
Drawing No:
DP-1
A
No
Revision Nob: `indicates signaNres on original issue of drevnng or last revision of tlrawing
Drawn
Job
Manager
Project
Director
Date
Plot Date: 22Octabar2021-12:21PM Plotted by: J nne Theurer Cad File No: G:\662\11209E64\Diggal DesignWC D201T\Planning\HERITAGE-KINGSTREE 11208& 4ribute-King-DP1-2021-10l1 SIGNED.dwg
Attachment 2 to
Report PDS-038-22
Corporation Municipality of Clarington
By-law Number 2022-
Being a By-law to amend By-law 84-63, the Comprehensive Zoning By-
law for the Corporation of the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA 2022 ;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Sections 2, 13 and 16A of By-law 84-63 are amended as set out in this By-law.
2. The following definitions are added:
Ground Floor Fagade
means the portion of the fagade between finished grade and the level that is 3
metres above finished grade.
Soft Landscaping
Means the portion of a lot comprised of any combination of flowers, grass,
shrubs, sod, trees or other horticultural elements that is not covered with
impervious surfaces. It does not include any buildings or structures, any hard
surface areas such as, but not limited to, driveways, parking areas, decorative
stonework, walkways, patios or screening.
3. Section 13 — Urban Residential Type Two (R2) Zone is amended by the inclusion
of the following
13.4 Special Exceptions — Urban Residential Type Two (R2) Zone
13.4.A Urban Residential Exception (R2-A) Zone
Notwithstanding the respective provisions of Section 13.1, those lands zoned
as R2-A, on the Schedules to this By-law shall, in addition to all other uses
and regulations of the R2 zone, be subject to the following requirements:
a. In addition to those uses permitted in section 13.1, the following
residential dwelling types shall also be permitted within this zone
1. A duplex dwelling;
2. Semi-detached dwelling; and
Attachment 2 to
Report PDS-038-22
3. Street townhouse dwelling.
b. Notwithstanding regulations included in section 13.2, the following
regulations shall apply for residential uses on lots abutting a public
lane:
1. Minimum lot area:
i. Single detached Dwelling: 300 m2
ii. Semi-detached and duplex dwelling: 550 m2
iii. Street townhouse dwelling:
Interior lot 180 m2
Exterior lot 270 m2
2. Minimum lot frontage
i. Single detached Dwelling:
Interior lot
10.0 m
Exterior lot
12.0 m
ii. Semi-detached and duplex dwelling:
Interior lot
18.0 m
Exterior lot
20.0 m
iii. Street townhouse dwelling:
Interior lot
6.0 m
Exterior lot
10.0 m
3. Minimum setback requirements:
i. Front Yard:
Abutting a right
of way 22.0 m
or less: 3.0 m to
dwelling; 1.2 m
to the
unenclosed
porch; right of
way greater
than 22.0 m: 4.0
mand 2.0mto
the unenclosed
porch
ii. Exterior Side Yard:
3.0 m
iii. Exterior Side Yard (abutting a
pedestrian
2.0 m
mid -block connection)
iv. Interior Side Yard:
a) Single detached dwelling
1.2 m on one
side and 0.6 m
on the other
b) Semi-detached dwelling
1.2 m
Attachment 2 to
Report PDS-038-22
c) Street townhouse dwelling 1.5 m; nil where
building has a
common wall
with any
building on an
adjacent lot
V. Rear Yard 7.5 m
4. Maximum Lot Coverage:
i. Single detached dwelling:
Principal Building 35 percent
Total 55 percent
ii. Semi-detached dwelling and duplex
dwelling:
Principal Building 35 percent
Total 55 percent
iii. Street townhouse dwelling:
Principal Building 45 percent
Total 65 percent
5. All dwellings shall front onto an improved public street;
6. Notwithstanding Section 3.16, single detached dwellings and
semi-detached dwellings having frontage on both a public lane
and an improved public street shall provide 2 parking spaces
per dwelling;
7. The location of a detached garage shall only be in the rear yard
accessed by a public lane. Driveways and parking spaces are
not permitted within the front yard and side yard. An attached
garage is not permitted;
8. Notwithstanding Sections 3.2 and 13.4.A.c):
i. the required minimum rear yard setback for an accessory
building or structure containing a parking space is 0.6 m
from a rear lot line abutting a public lane;
ii. On lots with a single detached dwelling or semi-detached
dwelling, accessory buildings will have a minimum interior
side yard setback of 1.2 m on one side and 0.0 m on the
other;
iii. On lots with a townhouse dwelling, accessory buildings
will have a minimum side yard setback of 0.0 m;
iv. Accessory buildings containing an additional dwelling unit
shall not exceed the zone regulation's lot coverage
maximum;
Attachment 2 to
Report PDS-038-22
v. The maximum height for an accessory building containing
an additional dwelling unit is 7.0 m;
9. An accessory building must be no less than 7.5 m from a
residential building on the same lot; and
10.There are no minimum dwelling unit areas.
c. Notwithstanding regulations included in section 13.2, the following
regulations shall apply for residential uses on lots that do not abut a
public lane:
1. Minimum lot area:
i. Single detached Dwelling:
300 m2
ii. Semi-detached and duplex dwelling:
550 m2
iii. Street townhouse dwelling:
Interior lot
180 m2
Exterior lot
270 m2
2. Minimum lot frontage
i. Single detached Dwelling:
Interior lot
10.0 m
Exterior lot
12.0 m
ii. Semi-detached and duplex dwelling:
Interior lot
18.0 m
Exterior lot
20.0 m
iii. Street townhouse dwelling:
Interior lot
6.0 m
Exterior lot
10.0 m
3. Minimum setback requirements:
i. Front Yard:
6.0 m to private
garage or
carport and 4.5
m to dwelling
ii. Exterior Side Yard:
4.5 m
iii. Exterior Side Yard (abutting a
pedestrian
2.0 m
mid -block connection)
iv. Interior Side Yard:
a) Single detached dwelling
1.2 m on one
side and 0.6 m
on the other
b) Semi-detached dwelling
1.2 m
c) Street townhouse dwelling
1.5 m; nil where
building has a
common wall
Attachment 2 to
Report PDS-038-22
with any
building on an
adjacent lot
V. Rear Yard 7.5 m
4. Maximum Lot Coverage:
i. Single detached dwelling:
Principal Building
40 percent
Total
45 percent
ii. Semi-detached dwelling and duplex
dwelling:
Principal Building
40 percent
Total
45 percent
iii. Street townhouse dwelling:
Principal Building
50 percent
Total
55 percent
5. All dwellings shall front onto an improved public street;
6. Private garages or carports shall be recessed a minimum of 1.0
m from the front of the dwelling unit; and
7. There are no minimum dwelling unit areas.
13.4.13 Urban Residential Exception (R2-B) Zone
Notwithstanding the respective provisions of Section 13.1, those lands zoned
as R2-B, on the Schedules to this By-law shall, in addition to all other uses
and regulations of the R2-A zone, be subject to the following requirements:
a. In addition to those uses permitted in section 13.1, the following non-
residential uses shall also be permitted within this zone and be subject
to the following conditions:
1. Additional Non-residential permitted uses:
i. Business, professional or administration office;
ii. Day nursery;
iii. Convenience Store;
iv. Eating establishment; eat in or take-out; and
2. A maximum floor area of 250 m2 is permitted.
4. Section 16A — Mixed Use (MU) Zone is amended by the inclusion of the following
16A.7 Site Specific Exceptions
16A.7.A Residential Mixed Use Exception "MU2-A"
Attachment 2 to
Report PDS-038-22
Notwithstanding the respective provisions of Section 16A, those lands
zoned as MU2-A, on the Schedules to this By-law shall, in addition to all
other uses and regulations of the MU2 zone, be subject to the following
requirements:
a. Additional permitted Building Types
1. Street townhouse dwelling
b. Notwithstanding regulations included in section 16A.4, the following
regulations shall apply to street townhouse dwellings:
1. Minimum Lot Area:
Interior lot 180 m2
Exterior lot 270 m2
2. Minimum Lot Frontage:
Interior lot 6.0 m
Exterior lot 10.0 m
3. Minimum setback requirements:
i. Front Yard:
Abutting right of
way 22.0 m or
less: 3.0 m to
dwelling; 1.2 m
to the
unenclosed
porch; right of
way greater
than 22.0 m: 4.0
mand 2.Omto
the unenclosed
porch
ii. Exterior Side Yard:
3.0 m
iii. Exterior Side Yard (abutting a
pedestrian mid -block connection)
2.0 m
iv. Interior Side Yard:
1.5 m; nil where
building has a
common wall
with any
building on an
adjacent lot
V. Rear Yard
7.5 m
4. Maximum Lot Coverage:
Principal Building
45 percent
Total
Attachment 2 to
Report PDS-038-22
65 percent
5. All dwellings shall front onto an improved public street;
6. Street townhouse dwellings shall not be located on lots
abutting Bloor Street, Courtice Road or Highway 2;
7. The location of a detached garage shall only be in the rear
yard accessed by a public lane. Driveways and parking
spaces are not permitted within the front yard and side yard.
An attached garage is not permitted;
8. Notwithstanding 13.4.A.c),
i. the required minimum rear yard setback for an ancillary
building or structure containing a parking space is 0.6 m
from a rear lot line abutting a public lane;
ii. Accessory buildings will have a minimum side yard
setback of 0.0 m;
9. The maximum height for an accessory building containing an
additional dwelling unit is 7.0 m; and
10.An accessory building must be no less than 7.5 m from a
residential building on the same lot.
c. Notwithstanding regulations included in section 16A.4, the following
regulations shall apply to stacked townhouse dwellings:
1. Minimum dwelling unit width: 5.5 m
Building Massing
2. Minimum length of the street fagade along Bloor
Street/Courtice Road/Highway 2: 70 percent
3. All buildings taller than 4 storeys shall have floors above the
fourth storey setback a minimum of 2.0 m from the mainwall
of the base building along the front and/or exterior lot lines;
Building Elements
4. Transparent glazing requirements within the business
establishment street fagade shall not apply;
5. Dwelling units abutting an improved public street shall front
onto the improved public street and have their primary
entrances located on it;
Amenity Area
6. Minimum outdoor amenity area
i. 16-25 units: 100 m2
ii. Greater than 25 units: 4.0 m2 per unit
Attachment 2 to
Report PDS-038-22
7. Where outdoor amenity space is required, at least 50 m2 of
the required space will be provided as one contiguous area;
Lot Dimensions
8. No minimum lot area applies;
9. No minimum lot frontage applies;
Building Location
10. Minimum front yard setback: 3.0 m
11. Maximum front yard setback: 5.0 m
12. Minimum exterior side yard: 3.0 m
13. Maximum exterior side yard: 5.0 m
14. Minimum interior side yard: 2.0 m
15. Minimum interior side yard abutting a residential zone: 5.0 m
16. Minimum rear yard: 7.5 m
17. Minimum rear yard abutting a public lane: 1.5 m
18. Minimum rear yard abutting an urban residential zone: 10.0
m
Parking Area
19. Notwithstanding 3.16(d) the parking aisle provided for any
vehicular movement provided at grade shall be a minimum
of 6.0 m for two-way traffic and 4.5 m for one-way traffic;
Landscaping
20.A minimum of 15 percent of the site shall be provided as
Landscaped Open Space; and
21.50 percent of Landscaped Open Space area must be
provided as Soft Landscaping.
d. Notwithstanding regulations included in section 16A.4, the following
regulations shall apply for all other permitted uses not included in
section 16.A.7.A.b and 16.A.7.A.c:
Building Massing
1. Minimum Height of First Storey: 4.5 m
2. Minimum length of the street fagade along Bloor
Street/Courtice Road/Highway 2: 70 percent
3. All buildings taller than 4 storeys shall have floors above the
fourth storey setback a minimum of 2.0 m from the mainwall
of the base building along the front and/or exterior lot lines;
Attachment 2 to
Report PDS-038-22
Building Elements
4. Minimum amount of transparent glazing within the business
establishment street facade: 50 percent
5. Minimum amount of transparent glazing within the ground
floor fagade facing a public park or public amenity area: 30
percent
6. Retail uses on lots with frontage along Highway 2, Bloor
Street and Courtice Road shall have their primary entrances
along these frontages;
7. The principal residential entrance shall be located within a
street fagade;
Amenity Area
8. Minimum indoor amenity area
i. 16-25 units: 50 m2
ii. Greater than 25 units: 2.0 m2 per unit
9. Minimum outdoor amenity area
i. 16-25 units: 100 m2
ii. Greater than 25 units: 4.0 m2 per unit
10. Where outdoor amenity space is required, at least 50 m2 of
the required space will be provided as one contiguous area;
Lot Dimensions
11. No minimum lot area applies;
12. No minimum lot frontage applies;
Building Location
13. Minimum front yard setback: 3.0 m
14. Maximum front yard setback: 5.0 m
15. Minimum exterior side yard: 3.0 m
16. Maximum exterior side yard: 5.0 m
17. Minimum interior side yard: 2.0 m
18. Minimum interior side yard abutting a residential zone: 5.0 m
19. Minimum rear yard: 7.5 m
20. Minimum rear yard abutting a public lane: 1.5 m
21. Minimum rear yard abutting an urban residential zone: 10.0
m
Parking Area
Attachment 2 to
Report PDS-038-22
22. Notwithstanding 3.16(i), parking spaces for multi -unit, mixed -
use and non-residential buildings shall not be located within
a front yard or an exterior side yard;
23. Notwithstanding 3.16(d) the parking aisle provided for any
vehicular movement provided at grade shall be a minimum
of 6.0 m for two-way traffic and 4.5 m for one-way traffic;
Landscaping
24.A minimum of 15 percent of the site shall be provided as
Landscaped Open Space; and
25.50 percent of Landscaped Open Space area must be
provided as Soft Landscaping.
16A.7.0 Urban Centre Mixed Use Exception "MU2-B"
Notwithstanding the respective provisions of Section 16A, those lands
zoned as MU2-B on the Schedules to this By-law shall, in addition to all
other uses and regulations of the MU zone, be subject to the following
requirements:
a. Notwithstanding section 16A.2, the following shall apply:
1. Residential dwellings are only permitted in mixed -use
buildings which include retail at grade; and
Prohibited Uses
2. Stacked townhouse are not permitted;
b. Notwithstanding section 16A.4, the following shall apply:
Building Massing
1. Minimum Height of First Storey: 4.5 m
2. Minimum length of the street fagade along Bloor
Street/Courtice Road/Highway 2: 70 percent
3. All buildings taller than 4 storeys shall have floors above the
fourth storey setback a minimum of 2 m from the mainwall of
the base building along the front and/or exterior lot lines;
Building Elements
4. Minimum amount of transparent glazing within the business
establishment street fagade: 50 percent
5. Minimum amount of transparent glazing within the ground
floor fagade facing a public park or public amenity area: 30
percent
6. Retail uses shall be accessed directly from an improved
public street.
Attachment 2 to
Report PDS-038-22
7. The principal residential entrance shall be located within a
street fagade;
Amenity
8. Minimum indoor amenity area
i. 16-25 units: 50 m2
ii. Greater than 25 units: 2.0 square metres per unit
9. Minimum outdoor amenity area
iii. 16-25 units: 100 square metres
iv. Greater than 25 units: 4.0 m2 per unit
10. Where outdoor amenity space is required, at least 50 m2 of
the required space will be provided as one contiguous area;
Lot Dimensions
11. No minimum lot area applies;
12. No minimum lot frontage applies;
Building Location
13. Minimum front yard setback: 3.0 m
14. Maximum front yard setback: 5.0 m
15. Minimum exterior side yard: 3.0 m
16. Maximum exterior side yard: 5.0 m
17. Minimum interior side yard: 2.0 m
18. Minimum interior side yard abutting a residential zone: 5.0 m
19. Minimum rear yard: 7.5 m
20. Minimum rear yard setback abutting a public lane: 1.5 m
21. Minimum rear yard abutting an urban residential zone: 10.0
m
Parking Area
22. Notwithstanding 3.16(i), parking spaces for multi -unit, mixed -
use and non-residential buildings shall not be located within
a front yard or an exterior side yard;
23. Notwithstanding 3.16(d) the parking aisle provided for any
vehicular movement provided at grade shall be a minimum
of 6.0 m for two-way traffic and 4.5 m for one-way traffic;
Landscaping
24.A minimum of 15 percent of the site shall be provided as
Landscaped Open Space; and
Attachment 2 to
Report PDS-038-22
25.50 percent of Landscaped Open Space area must be
provided as Soft Landscaping.
5. Schedule `4' to By-law 84-63, as amended, is hereby further amended by
changing the zone designation as indicated on the attached Schedule "A".
6. Schedule `A' attached hereto shall form part of this By-law.
7. This By-law shall come into effect on the date of the passing hereof, subject to
the provisions of Section 34 of the Planning Act.
By -Law passed in open session this day of 2022
Adrian Foster, Mayor
C. Anne Greentree, Municipal Clerk