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HomeMy WebLinkAboutPDS-039-22Clarftwn 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-039-22 Submitted By: Carlos Salazar, Director of Planning and Development Services Reviewed By: Mary -Anne Dempster, CAO File Number: S-C-2022-0006 and ZBA2022-0008 Resolution#: PD-088-22 Report Subject: Draft Plan of Subdivision and Zoning By-law Amendment for Multiple Properties in the Hancock Neighbourhood, 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-039-22 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 submitted by BV Courtice Partners GP Ltd. (Trolleybus) and continue processing the applications including preparation of a subsequent report; and 3. That all interested parties listed in Report PDS-039-22 and any delegations be advised of Council's decision. Municipality of Clarington Report PDS-039-22 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 BV Courtice Partners GP Ltd. To permit 80 residential units consisting of 39 street townhouses and 41 townhouses on a medium density block. The proposal includes blocks for Green Space and Future Development. The subject lands are within the Hancock Neighbourhood in Courtice. 1. Application Details Owner/Applicant: Proposal: Area: Location: BV Courtice Partners GP Ltd. (Trolleybus Urban Developments) Draft Plan of Subdivision The proposed Draft Plan of Subdivision would permit 80 residential units, consisting of 39 street townhouse units on a new public road, a medium density block with 41 townhouses units, green space lands and a future development block. Zoning By-law Amendment To rezone the subject lands from "Agricultural (A) "and "Environmental Protection (EP)" zones to appropriate zones that would permit the street townhouses and the medium density block. 7.45 hectares 3105, 3091, 3121, 3133 and 3147 Courtice Road, Courtice (see Figure 1) Within the Built Boundary: Yes Municipality of Clarington Page 3 Report PDS-039-22 Figure 1 — Lands Subject to the proposed Draft Plan of Subdivision and Zoning By-law Amendment Applications 2. Background 2.1 The Hancock Neighbourhood Design Plan was originally approved by Council in September 1998 (see Attachment 1). The Neighbourhood Plan was amended in April 2013 (see Attachment 2). The Plan was amended in 2013 to include Provincially Significant Wetlands identified by the Ministry of Natural Resources and Forestry as environmentally protected. With the increase in environmentally protected areas, densities along arterial roads were increased to balance the growth objectives for the built boundary in the Growth Plan Municipality of Clarington Page 4 Report PDS-039-22 2.2 The 2013 Neighbourhood Design Plan update changed the street and lotting patterns and eliminated streets and lots in the vicinity of the subject parcels in favour of Green Space and Special Study Area 7. 2.3 In April 2022, BV Courtice Partners GP Ltd. (Trolleybus Urban Development) submitted a Draft Plan of Subdivision and Zoning By-law Amendment application with supporting documentation for 80 residential units consisting of 39 street townhouses, a medium density block with 41 townhouse units, green space and a future development block (See Figure 2). The concept plan outlines a proposed layout for the 41 townhouses on the medium density block (see Attachment 3) Figure 2 — Proposed Draft Plan of Subdivision 2.4 The applicant has submitted the following studies in support of the applications which have been circulated to departments and agencies for review. Municipality of Clarington Report PDS-039-22 • Planning Rationale Report • Archaeological Assessment • Traffic Impact Study • Arborist Report • Hydrogeological Report • Scoped Environmental Impact Study • Noise Impact Report • Urban Design Brief Page 5 2.5 The 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 five parcels all having frontage on Courtice Road. All the parcels currently have single detached dwellings and accessory buildings on large lots with the exception of 3105 Courtice Road, which is vacant. A portion of these lands are cultivated, and the balance is covered with trees. There is a small tributary of Black Creek that drains through the site from the north. 3.2 The surrounding uses are as follows: North — Agriculture and a practice track for horse racing South — Faith United Church and large lot residential uses East — Single detached dwelling fronting onto Harry Gay Drive West — Single detached dwellings on large lots as well as within a subdivision 4. Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy 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, and 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. 4.3 The diversity and connectivity of natural features in an area, and the long-term ecological function and biodiversity of natural heritage systems, should be maintained, Municipality of Clarington Report PDS-039-22 Page 6 restored or, where possible, improved, recognizing linkages between and among natural heritage features and areas, surface water features and ground water features. 4.4 Development and site alteration shall not be permitted on adjacent lands to the natural heritage features and areas unless the ecological function of the adjacent lands has been evaluated and it has been demonstrated that there will be no negative impacts on the natural features or on their ecological functions. Provincial Growth Plan 4.5 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 spaces and easy access to local stores and services. 4.6 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 existing services. 5. Official Plans Durham Region Official Plan 5.1 The Durham Region Official Plan designates the subject lands as Living Area. Living Areas permit the development of communities incorporating the widest possible variety of housing types, sizes and tenure to provide living accommodations that address various socio-economic factors. Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas. 5.2 The Durham Region Official Plan identifies Key Natural Heritage and Hydrologic Features on the subject lands. Development or site alteration is not permitted in Key Natural Heritage and Hydrologic Features, including any associated vegetation protection zone, as determined through an Environmental Impact Study. 5.3 Courtice Road is a Type A Arterial Road in the Region's Official Plan. Clarington Official Plan 5.4 The Clarington Official Plan designates the subject lands primarily Urban Residential mainly along Courtice Road, Environmental Protection and Special Study Area 1. The Urban Residential designation is predominantly intended for housing purposes. A variety of densities, tenure and housing types encouraged, generally up to 3 storeys in height. 5.5 Special Study Area 1 has a tributary of Black Creek within it which is indirect fish habitat, is adjacent to a Provincially Significant Wetland and forms part of the hydrogeological function of the neighbourhood. Development proposals in Study Area Municipality of Clarington Report PDS-039-22 Page 7 1 require study to define the limits and appropriate vegetation protection zones for the features which are to be zoned for Environmental Protection. 5.6 Natural Heritage Features are identified and mapped on the subject lands, including being within the Lake Iroquois Beach. The natural heritage features are designated Environmental Protection Area. The natural heritage system is to be protected and enhanced for the long term to promote responsible stewardship and provide sustainable environmental, economic and social benefits. Studies will determine the appropriated development limits and vegetation protection zone in accordance with the Official Plan. 5.7 Courtice Road is a Type A Arterial Road in the Clarington Official Plan. 5.8 To encourage connectivity within a neighbourhood, the Official Plan discourages cul-de- sacs and window streets. Hancock Neighbourhood Design Plan 5.9 Within the Hancock Neighbourhood Design Plan, the subject lands are identified as Urban Residential fronting Courtice Road, Green Space, and Special Study Area 7 (see Attachment 2). 5.10 The residential designation was included to recognize existing dwellings and provide for long term redevelopment of those sites. The approved Hancock Neighbourhood Design Plan will continue to provide guidance for the development of neighbourhoods unless superseded 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. 5.11 Environmentally sensitive areas have been identified in the Hancock Neighbourhood Plan (see Attachment 4). The areas were identified based on information received from the Ministry of Natural Resources and Forestry and preliminary work completed by Niblett Environmental Associates in 2012. An Environmental Impact Study is required to assess the feature on each site, determine vegetation protection zone and identify development limits. 5.11 Special Study Area 7 recognizes the Black Creek tributary, vegetation and the possibility of development potential with the study area. Development in the Study Area would involve property owners who would need to collaborate to complete an Environmental Impact study to support development. The applicant has consolidated 5 properties and has prepared an EIS for those lands only. The larger parcels to the north and south have not been included. Special Study Area 7 in the Hancock Neighbourhood Design Plan is consistent with Special Study Area 1 in the 2018 Clarington Official Plan. 6. Zoning By-law 6.1 Zoning By-law 84-63 zones the subject site "Agricultural (A) Zone" and "Environmental Protection (EP) Zone". A Zoning By-law Amendment is required to permit the proposed Municipality of Clarington Report PDS-039-22 Page 8 townhouses on a public street and the medium density block. A draft zoning by-law is included as Attachment 5. 7. Public Notice and Submissions 7.1 Public Notice was mailed to each landowner within 120 metres of the all the subject lands and public meeting signs were installed fronting Courtice Road (Figure 3).. 3015, 3091, 3121, 3133 & 3147 Courtice Road, Courtice 90Townhousc pwellingo iU Flies: Zoning RViaw Amendment •r.;A7072,0WE & S,ibdVvlsiori 5-C-2022.0006 �.w�v i em eUoe.e Q —�- 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 8.1 The Kawartha Pine Ridge District School Board advises that approximately 14 public elementary students and 7 public secondary students will be generated from this proposal development. The School Board has no objection and provided conditions of Draft approval regarding sidewalks, access to public road for school bus transportation, Municipality of Clarington Report PDS-039-22 Page 9 and warning clauses advising potential purchasers, that should accommodation within the assigned schools not be not available students may need to attend "holding schools" or an alternate school outside the community. 8.2 Bell Canada, Enbridge Gas, Hydro One, and Durham Region Police have no objection to the proposal. 8.3 Comments are outstanding from the Region of Durham Planning and Economic Development Department, Central Lake Ontario Conservation Authority, the Separate School Board and both Public and Separate French School Boards. 9. Departmental Comments In91ma►lym:V 9.1 The Public Works Department has no objections to the proposal in principle. 9.2 There are issues with stormwater management that the applicant must address to the satisfaction of the Public Works Department Staff will continue to work with the applicant's engineer to address any issues identified. 9.3 The current Concept Plan shows sidewalk on both sides of `Street A' (see Attachment 3) with an 18-metre wide right of way. Sidewalk on both sides can only be achieved with a 23 metre right of way. If the applicant wants to provide sidewalks on both sides of the street the right of way will need to be increased to 23 metres. 9.4 An On -Street Parking Plan will be required for Street "A". Emergency and Fire Services 9.5 Clarington Emergency and Fire Services have no objection to the proposal. 10. Discussion 10.1 The subject lands are within the Hancock Neighbourhood in Courtice. The approved Neighbourhood Design Plan and the 2013 amendment were designed through community consultation to balance the requirements of the Provincial Policy Statement, Provincial Growth Plan, Durham Region Official Plan and recognizing the natural features in the area. Portions of the subject lands are designated Special Study Area 1 and Environmental Protection in the Clarington Official Plan. The applicant must demonstrate through various studies, including an Environmental Impact Study that the proposed uses, being the street townhouse and the townhouses on the medium density block will have no or minimal impact on the natural heritage system and hydrologic features on the site. These studies have been submitted by the applicant and are currently under review by municipal staff and outside agencies such as the Central Lake Ontario Conservation Authority. A full analysis of the existing features and the EIS will be provided by the conservation authority and staff in a future report. Municipality of Clarington Report PDS-039-22 Page 10 10.2 The proposal contemplates that tributary of Black Creek will remain in the same location. The existing woodlands on the eastern portion of the site will be preserved. 10.3 Street "A" will extend east over the tributary with a bridge where it terminates in a cul- de-sac. The Hancock Neighbourhood Design Plan contemplates a pedestrian trail from the future extension of George Reynolds Drive and Nash Road, through the subject lands. 10.4 The proposed development consolidates five properties all fronting onto Courtice Road. The proposed development is generally consistent with the Hancock Neighbourhood Design Plan. Medium Density is proposed adjacent to Courtice Road, consistent with the Official Plan policies. A future site plan application is required for the medium density block. 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 This report has been reviewed by the Director of Planning and Development Services and the Deputy CAO/Treasurer. 13. Conclusion The purpose of the Public Meeting report is to provide background information on the Draft Plan of Subdivision and Zoning By-law Amendment applications submitted by BV Courtice Partners GP Ltd. (Trolleybus Urban Development) to permit a total of 80 residential units for the Public Meeting under the Planning Act. Staff will continue processing the applications including preparation of a subsequent report. Staff Contact: Tracey Webster, Principal Planner, (905) 623 3379 x 2415 or twebster(o)_clarington.net . Attachments: Attachment 1 — 1998 Neighbourhood Design Plan Attachment 2 — 2013 Neighbourhood Design Plan with subject lands identified Attachment 3 — Concept Plan Attachment 4 — 2013 Approved Hancock Neighbourhood Natural Heritage System with subject lands identified Attachment 5 — Draft Zoning By-law I STORMWATERli 00 �GEMENT I� 2.15 hi z o Ia u 1 v 01-ACK 1 f �HANCOCK NEIGHBOURHOOD DESIGN PLAN , Mu SMu� 91 1 Ihn %o1ming M. Attachment 1 to Report PDS-039-22 IST 92014 mom OR IT I caE�K �i 4.02 he I I j EXISTING RESIDENTIAL QN m SINGLES INFILL RESIDENTIAL 15 In SINGLES ® NEIGHBOURHOOD COMMERCIAL 13.7 m SINGLES GREEN SPACE 12 mSINGLES ® PARKS sm SEMI-OEfACHED � SCHOOL FM MEDIUM DENSRY - CMURCH Attachment 2 to Report PDS-039-22 Mryyyy Y; �• e,5,�5 I� �iK-�t, 16, IInyri#e�4kR�obrtl� i LIJ F i Neighbourhood Q I - Design Plan =1 u--, Q URBAN DESIGN BRIEF Attachment 3 to Report PDS-039-22 Road Widening 41 ER OT SubiedL 8Ne S-C-20z2.CN 2EIR 2OQ2,D ■ _Lv�• � f - *'.- ' lL* '= - w T eT TABBI CJ Attachment 4 to Report PDS-039-22 0.000,E WY*g4ag 4R 111111110 a*:MEM dR WOO- } F{NLL.q Fuf111F '} _rdn��i r��� r,■rNT�nny .� r-FbfLT, Hancock /� �y •Dp.y.-A 1P. Npr,va, b f , i 11.r V p� a- Fev JYbui i' �/•J r. Pla-A.� AIL n v Neigh#ou oo ar F�nc1lo,�al Natural Herit�pi System f Natura+ 4 Cal— dr.;e V&J dBnd9 �y System n, A-2 titi r SCrsarns Attachment 5 to Report PDS-039-22 If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 ext.2131 Corporation of the 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 ZBA2022-0008; Now therefore the Council of the Municipality of Clarington enacts as follows: 1. Section 14.6 "Special Exceptions — Urban Residential Type Three (R3) Zone" is hereby amended by adding thereto, the following new Special Exception Zone 14.XX as follows: "14.xx Urban Residential Exception (R3-XX) Zone Notwithstanding Sections 3.1.g. iv., 14.4 a., b., c., e.,g. h., those lands zoned R3- XX on the schedules to this By-law shall only be used for Linked Townhouse Dwellings. a. Density (maximum) 48 units per hectare b. Lot Area 125 square metres per unit C. Lot Frontage (minimum) i) Interior Lot 5.5 metres ii) Exterior Lot 8.5 metres d. Yard Requirements (minimum) i). Front Yard 3.0 metres to the dwelling 2.5 metres to an unenclosed porch 6.0 metres to private garage or carport ii) Interior Side Yard iii) Exterior Side Yard iv) Rear Yard 1.2 metres, nil where a building has a common wall with the adjacent building 2.0 metres to an unenclosed porch; 3.0 metres to dwelling 5.5 metres to dwelling 6.0 metres to private garage or carport e. Lot Coverage (maximum) 60% per unit f. Landscaped Open Space (minimum) 25% g. Building Height 10.5 metres Section 14.6 "Special Exceptions — Urban Residential Type Three (R3) Zone" is hereby amended by adding thereto, the following new Special Exception Zone 14.YY as follows: "14.xx Urban Residential Exception (R3-YY) Zone Notwithstanding Sections 3.1.g. iv., 14.4 a.,b.,c.i),ii),iii), e., f., g., h., those lands zoned R3-YY on the schedules to this By-law shall only be used for Linked Townhouse Dwellings. a. Density (maximum) 40 units per hectare b. Lot Area 180 square metres per unit C. Lot Frontage (minimum) i) Interior Lot ii) Exterior Lot d. Yard Requirements (minimum) i). Front Yard ii) Interior Side Yard iii) Exterior Side Yard e. Lot Coverage (maximum) f. Landscaped Open Space (minimum) 6.0 metres 9.0 metres 3.0 metres to the dwelling 2.5 metres to an unenclosed porch 6.0 metres to private garage or carport 1.2 metres, nil where a building has a common wall with the adjacent building 2.0 metres to an unenclosed porch; 3.0 metres to dwelling 55% per unit 30% per lot g. Building Height 10.5 metres 2. Schedule `4' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "Agricultural (A)" and "Environmental Protection (EP)" to "Holding- Urban Residential Exception (R3-57) Zone" and "Agricultural (A)" to "Holding — Urban Residential Exception ((H)R3-xx) Zone" to "Holding - Urban Residential Exception ((H)R3-YY) Zone" as illustrated on the attached Schedule 'A' hereto. 3. Schedule 'A' attached hereto shall form part of this By-law. 4. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 and 36 of the Planning Act. By -Law passed in open session this day of , Adrian Foster, Mayor June Gallagher, Municipal Clerk This is Schedule "A" to By-law 2022- , passed this day of , 2022 A.D. 0 0 Zoning Change From 'A' and 'EP' To '(H) R3-57' Zoning Change From 'A' and 'EP' To 'A' N 1 Zoning Change From 'A' To '(H) R3-XX' W !_ Zoning Change From 'A' To '(H) R3 YY' E f I Zoning Change From 'A' and 'EP' To 'EP' S Courtice • S-C-2022-0006 and ZBA 2022-0008 Schedule 4