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HomeMy WebLinkAboutPDS-055-22Clarftwn 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: Planning and Development Committee Date of Meeting: December 5, 2022 Report Number: PDS-055-22 Submitted By: Carlos Salazar, Director of Planning and Infrastructure Services Reviewed By: Mary -Anne Dempster, CAO File Number: S-C-2022-0012 and ZBA2022-0022 Resolution#: PD-109-22 Report Subject: Draft Plan of Subdivision and Zoning By-law Amendment for 2149 Courtice Road, Courtice Purpose of Report: The purpose of this report is to provide information and gather input from the public and Council. It does not constitute, imply or request any degree of approval. Recommendations: 1. That Report PDS-055-22 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 Minto Communities Inc. and continue processing the applications including preparation of a recommendation report; and 3. That all interested parties listed in Report PDS-055-22 and any delegations be advised of Council's decision. Municipality of Clarington Report PDS-055-22 Report Overview Page 2 The Municipality is seeking public's input on applications for a proposed Draft Plan of Subdivision and Zoning By-law Amendment submitted by Minto Communities Inc. to permit 1,013 to 1,078 residential units consisting of single detached (253-318 units), townhouses (383 units), and apartments (377 units) on low, medium, and high -density blocks. The proposal includes blocks for stormwater management, environmental protection area, and a 1.5 ha (3.7 acre) Neighbourhood Park. The subject lands are within the Southeast Courtice Secondary Plan. 1. Application Details 1.1 Owner: Minto Communities Inc. 1.2 Applicant: Giordano Labile, Minto Communities Inc. 1.3 Proposal: Draft Plan of Subdivision The proposed Draft Plan of Subdivision would permit 1,013 to 1,078 residential units, consisting of single detached (253-318 units), townhouses (383 units), and apartments (377 units). The proposal includes blocks for stormwater management, environmental protection areas, and a 1.5 ha (3.7 acre) Neighbourhood Park. Zoning By-law Amendment To rezone the subject lands from "Agricultural (A)" zones to appropriate zones that would permit the low, medium and high - density blocks. 1.4 Area: 39.85 hectares (98.48 acres) 1.5 Location: 2149 Courtice Road, Courtice (see Figure 1) 1.6 Within Built Boundary: No Municipality of Clarington Page 3 Report PDS-055-22 SC 2022-0012 zBA 2022-0022 I W 2 -._..—..y_.._..— — -- —.. ---BLOOR�STREET-' - Single Lots Environmental Protection Townhouse Lots sWM Medium Density servicing �J High Density Road Park L.- Figure 1: Subject Lands and proposed land use Municipality of Clarington Report PDS-055-22 2. Background Page 4 2.1 The Southeast Courtice Secondary Plan was adopted by Council on December 7, 2020, and then approved by the Regional Municipality of Durham on March 2, 2022. The Secondary Plan area is anticipated to undergo significant growth and development, with a planned population of approximately 12,000 residents and 5,000 units. The purpose of the Secondary Plan is to establish goals and policies to guide development within Southeast Courtice, as it is implemented through subdivision, zoning and site plan control applications. 2.2 As the Secondary Plan is now in effect, we are now processing applications. In August 2022, Minto Communities Inc. submitted their applications for Zoning By-law Amendment and Draft Plan of Subdivision with supporting documentation. (See Figure 1). 2.3 The applicant has submitted the following studies in support of the applications which have been circulated to departments and agencies for review. They are available upon request and will be analyzed in the recommendation report. • Arborist Report and Tree Management Plan • Archaeological Clearance Letter • Stage 1 &2 Archaeological Assessment • Environmental Impact Study • Functional Servicing and Stormwater Management Report • Hydrogeological Investigation • Phase One and Phase Two Environmental Site Assessments • Planning Justification Report • Geotechnical Investigation Report • Transportation Impact Study • Urban Design Brief 3. Land Characteristics and Surrounding Uses 3.1 The subject land is municipally known as 2149 Courtice Road, located in the Courtice Urban Area in the Municipality of Clarington. The Property is legally described as Part of lots 27 and 28, Concession 2 in the Geographic Township of Darlington. Current land use is agriculture (see Figure 2). 3.2 The surrounding uses are as follows: North - Predominantly agricultural land uses South - Predominantly agricultural land uses and rural residential properties. East - Predominantly rural residential properties West - Predominantly agricultural land uses Municipality of Clarington Report PDS-055-22 W"ITI. t� -M1 alo- t S-C-2022-0012 ZBA2022-0022 Clarb.mi Page 5 3 �Trt 0 2149 Courtice Road i Figure 2: Lands Subject to the proposed Draft Plan of Subdivision and Zoning By-law amendment applications Municipality of Clarington Report PDS-055-22 4. Provincial Policy Provincial Policy Statement Page 6 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. 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 Natural features shall be protected for the long term. 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 4.4 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. 4.5 The subject lands are within the designated greenfield area. The Growth Plan calls for new development in greenfield areas to achieve a minimum density target of 50 residents and jobs combined per hectare. 5. Official Plans Durham Region Official Plan 5.1 The Durham Region Official Plan designates the subject lands as Regional Corridors and Living Area. Regional Corridors shall be planned and developed as higher density mixed - use areas, supporting higher order transit services and pedestrian orientated development. 5.2 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. 5.3 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 Municipality of Clarington Report PDS-055-22 Page 7 Heritage and Hydrologic Features, including any associated vegetation protection zone, as determined through an Environmental Impact Study. 5.4 Courtice Road and Bloor Street are Type A Arterial Roads in the Region's Official Plan. Clarington Official Plan 5.5 The Clarington Official Plan designates the subject lands as Regional Corridor, Urban Residential, and Environmental Protection Area. 5.6 The Urban Residential designation is predominantly intended 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. 5.7 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. 5.8 Natural Heritage Features are identified and mapped on the subject lands and 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 appropriate development limits and vegetation protection zone in accordance with the Official Plan. Southeast Courtice Secondary Plan 5.9 The Southeast Courtice Secondary Plan designates the lands as Low Density Residential, Medium Density Residential Corridor, High Density/Mixed Use, Environmental Protection Area, Environmental Constraint and Neighbourhood Park. 5.10 The Secondary Plan establishes that development within the High Density/Mixed Use designation shall have a net density of 120 units per net hectare with heights between 7 and 12 storeys. 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. 5.11 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. 5.12 Bloor Street, Courtice Road and Highway 2 and the lands adjacent to them are Regional Corridors. They are Priority Intensification Areas and the routes for future transit service. Municipality of Clarington Report PDS-055-22 Page 8 Regional Corridors shall be the location of the highest densities, tallest buildings and greatest mixing of uses, in order to concentrate population in areas with good access to transit and amenities. Development along Regional Corridors shall achieve an overall density of 85 units per net hectare. 5.13 Commercial retail and service uses in Regional Corridors shall be concentrated to reinforce community focal points, while ensuring a good level of amenity within walking distance of all residential areas. Bloor Street and Courtice Road has been identified as a prominent intersection. It will serve as community focal points, both visually in terms of building height, massing and orientation, architectural treatment and materials, and landscaping, and functionally in terms of destination uses and public spaces and amenities such as street furniture and public art. 5.14 Hancock Road and Bloor Street is a gateway that will feature landscaping that highlights the entry to the Courtice Urban Area. 5.15 Trails serve as a key form of off-street connectivity within the community of Southeast Courtice. They allow for recreation and active transportation, creating off-street linkages between destinations as well as providing safe and enjoyable access to the parks and natural heritage systems. 5.16 A variety of housing forms, sizes and tenures shall be provided in Southeast Courtice to meet the needs of a diverse population and households of various sizes, incomes and age compositions. This housing mix is encouraged to include purpose-built rental and seniors housing. 5.17 Affordable housing, including subsidized non -market housing units, is encouraged to be integrated within neighbourhoods and combined in developments that also provide market housing to provide opportunities for a range of housing tenures and prices that support diversity. 6. Zoning By-law 6.1 Zoning By-law 84-63 zones the subject site "Agricultural (A) Zone". A Zoning By-law Amendment is required to permit the proposed low, medium, and high -density blocks. A draft zoning by-law is included as Attachment 1. 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, Bloor Street and Hancock Road. 7.2 At the time of writing this report, no public comments were received. Comments received at this Public Meeting will be considered and included in the recommendation report. Municipality of Clarington Report PDS-055-22 8. Department and Agency Comments Page 9 8.1 The following departments and agencies were circulated for comment on the applications. Below is a chart showing the list of circulated parties and whether or not we have received comments. Department/Agency Comments Summary of Comments Received Development Engineering ✓ Detailed comments covering stormwater management design, Arborist Report, Environmental Impact Study, road design/cross-sections, and the site servicing/function servicing report Building Division Fire and Emergency ✓ Comments regarding an emergency Services access route and locations/distance of the fire hydrants were provided.. Heritage Committee Region of Durham (Planning, Works, & Transit) Durham Region Police Services Central Lake Ontario Conservation Authority School Boards Ministry of Transportation ✓ No comments or concerns Hydro One ✓ No comments or concerns Canada Post Corporation Bell Canada Standard conditions requested for draft approval. Rogers ✓ Standard conditions requested for draft approval. 9. Financial Considerations 9.1 The recommendations of this report do not have any financial implications. Financial implications of this project will be included in subsequent reports as more information becomes available. Municipality of Clarington Report PDS-055-22 10.Discussion Page 10 10.1 Our policies require that the applicant demonstrate through various studies, including an Environmental Impact Study that the proposed uses will have no or minimal impact on the natural heritage system and hydrologic features on the site. 10.2 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 the recommendation report. 10.3 Trails serve as a key form of off-street connectivity within the community of Southeast Courtice. They allow for recreation and active transportation, creating off-street linkages between destinations as well as providing safe and enjoyable access to the parks and natural heritage systems. The applicant has been asked to provide a conceptual parks and trail plan that demonstrates connectivity through the proposed development. 10.4 Courtice Road and Bloor Street are encouraged to be developed as Multi -Ways as detailed in the Urban Design and Sustainability Guidelines. The design of the Multi -Ways will balance the functional requirements of a Type A arterial road and a local road. 10.5 Multi -Ways within the Secondary Plan Area shall be designed following the principles of complete streets provided in Policy 19.6.4 of the Clarington Official Plan and shall incorporate segregated bicycle infrastructure, provide public transit infrastructure, and integrate the principles of universal design to facilitate access for all abilities. 10.6 To facilitate the creation of a transit -supportive urban structure, the following measures shall be reflected in development proposals, including the subdivision of land: a. Transit -supportive densities provided on lands within the Regional Corridor in keeping with municipal density targets; b. An active transportation network that promotes direct pedestrian access to transit routes and stops; c. Transit stops located in close proximity to activity nodes and building entrances; d. Provision for transit stops and incorporation of bus -bays where appropriate into road design requirements; and e. Where feasible, the integration of transit waiting areas in buildings located adjacent to transit stops. 10.7 Setbacks, landscaping, noise impacts, and overlook should be evaluated when assessing the potential impacts to the existing low density residential properties. 11. Concurrence 11.1 Not applicable. Municipality of Clarington Report PDS-055-22 12. Conclusion Page 11 12.1 The purpose of this report is to provide background information on the Draft Plan of Subdivision and Zoning By-law Amendment applications submitted by Minto Communities Inc. to permit a total of 1,013 to 1,078 residential units for the Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a recommendation report. Staff Contact: Tracey Webster, 905-623-3379 ext. 2415, twebster@clarington. Attachments: Attachment 1 — Draft Zoning By-law Interested Parties: List of Interested Parties available from Planning and Infrastructure Services Attachment 1 to Report PDS-055-22 If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131 The Corporation of the Municipality of Clarington By-law Number 20 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 ZBA2022-0022 Now therefore the Council of the Municipality of Clarington enacts as follows: Schedule `4' to By-law 84-63, as amended, is herby further amended by changing the zone designation from "Agricultural (A) Zone" to "Urban Residential Exception (R2-A) Zone"", " Residential Mixed -Use Exception (MU2-A) Zone", and "Urban Centre Mixed Use (MU3)", "Environmental Protection (EP) Zone, and "Environmental Protection Exception (EP-1) Zone" as illustrated on the attached Schedule `A' hereto. Notwithstanding Sections 3.1 c). 3.16 c) ii), 13.2 b., c. i), iii), e., g., h., those lands zoned "R2-A" on the Schedules to this By-law shall be subject to the following: a. Regulations: i. Lot Area (minimum) — Single Detached ii. Lot Area (minimum) - Street Townhouse iii. Lot Frontage (minimum) — Single Detached a) Interior Lot b) Exterior Lot 265 square metres 165 square metres iv. Lot Frontage (minimum) — Street Townhouse a) Interior Lot b) Exterior Lot V. Yard Requirements (minimum) — Single Detached 9.0 metres 11.0 metres 5.5 metres 7.5 metres a) Rear Yard 3.0 metres for up to 45% of the building width provided it is no more than one storey in height and 7.0 metres for no less than 55% of the building width and for any storey above the first storey vi. Yard Requirements (minimum) — Street Townhouse a) Rear Yard 3.0 metres for up to 45% of the building width provided it is no more than one storey in height and 7.0 metres for no less than 55% of the building width and or any storey above the first storey vii. Maximum lot coverage — Single Detached viii. Maximum lot coverage — Street Townhouse 50% 60% 2. Notwithstanding 3.16 i. i) and the respective provisions of Table 16.A.4, those lands zoned MU2-A on the Schedules to this By-law, shall be subject to the following: a. Permitted Uses i. Street Townhouse ii. Rear Lane Townhouse dwelling iii. Back -to -Back Townhouse dwelling b. Regulations i. Lot Area (minimum) — Street Townhouse 165 square metres ii. Lot Area (minimum) — Rear Lane Townhouse 110 square metres iii. Lot Area (minimum) — Back -to Back Townhouse 85 square metres iv. Lot Frontage (minimum) — Street Townhouse a) Interior Lot 5.5 metres b) Exterior Lot 7.5 metres V. Lot Frontage (minimum) — Rear Lane Townhouse a) Interior Lot 5.5 metres b) Exterior Lot7.5 metres vi. Lot Frontage (minimum) — Back -to -Back Townhouse a) Interior Lot 5.5 metres b) Exterior Lot 7.5 metres vii. Yard Requirements (minimum) — Street Townhouse a) Rear Yard 7.0 metres 9 7 xii Maximum lot coverage — Street Townhouse 60% Maximum lot coverage — Rear Lane Townhouse 60% Maximum lot coverage — Back -to -Back Townhouse 65% Minimum setback requirements — Rear Lane Townhouse a. Front Yard b. Exterior Side Yard C. Interior Side Yard d. Rear Yard 3.0 metres, 1.2 metres to unenclosed porch 3.0 metres 1.5 metres; 0.0 metres where building has a common wall with any building on an adjacent lot 2.5 metres from Garage to private lane Minimum setback requirements — Back -to -Back Townhouse a. Front Yard b. Exterior Side Yard C. Interior Side Yard d. Rear Yard Additional Regulations: 3.0 metres, 1.2 metres to unenclosed porch 3.0 metres 1.5 metres; 0.0 metres where building has a common wall with any building on an adjacent lot 0.0 metres Street townhouse dwellings shall not be allowed to front onto Bloor Street or Courtice Road; they will be allowed to flank. Schedule `A' attached hereto shall form part of this By-law. 8. 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 120 Adrian Foster, Mayor June Gallagher, Municipal Clerk CULTURE z O n rn 0 a O BLOCK T4 0.3nn Reserve BLOCK 18 - BLOCK 36 BLOCK 35 BLOCK 31 'rxNsswr,LEimsra vsxeslne ®r.lsm� .dr � nnx a teals. � nlN ii seueLC Lan®lis„ rua .sr.rae Lon Qo 9.Ism wN NssneuuJn®.am nAx il9NGiF LO15®T,iem g nw �i yNCLELon®Nlm, EXISTING PARK -.. BLOCK 9 W STREET F ° Yrsia/Opcn sp— M zP o.aew [oJSJ,�I r_q BLOCK 37 BLOCK 3B D I nnloel on�'I'em n�aae tpn�91 nIN I SINGLE LOTS ®I 1.6n nGT, 4 N7Ywaoe w. v EXISTING ��Oa BLOCK42 I m p to RESIDENTIAL EXISTING s 0 Fn� 2 nnxl.Ewca.LLo7s4s.Ism nlNiraNcuLrossmi.�„ t/e --I �fTe y°n °a5�- n RESIDENTIAL —i {_mn �'o 6 7e _ 4 i z ®®o °' Lm ®®�- — STREET m s EXISTINGL BLOCK 7-�4 j —�3 „�° R ,,, _ el�Kl, RESIDENTIA 8,Le 43 Y '3` - �{lJ��enSxrrnaee,ls- It lAts®n.em 6�n Z EXISTING I r l r' Rdl'CO - �� -m' RESIDENTIAL 1.520 ha (3.756 -.cl °' -a �- BLocK as n>' r®$ 3 ^ w'Yf��y 100 Unit-. Z� 3 n.z SVNCLt Lays®.ssm eLnGLLIrn{��I,em -. BLOCK 2B 2� ... �nwxtiSnGLELGR®f.I } 6 N d ��%+ BLOCK 40 BLOCK 33 pp a, „g 6T.73 Q; ri ��— $�^' f nA%[yn61E LOiS�9.l5m� - etjyR IDIS�IIsm eeLOCK�7 gnu:7 nc MN151NGL�E OiRS®+I I6n HINe51NGLC LOTS@Illm z _ STREET B EXISTING 3 3 t BLQ, 9 D RESIDENTIAL - Pa BLOCK 26 Z o BLOCK 1 Pro d 1.500ha(3.707ac) w uswc rnsgslm W aaN��L ®IIN �9 n EXISTING z Environmental`■aLocK24 n EXISTING RESIDENTIAL ®B" RESIDENTIAL Protection Area w nuncu nn®.,lem ev+ igi f051s'GLE LOTS®II.Gn 1.817 ha h EXISTING (19.316 ac) RESIDENTIAL STREET C 0 u_ 6&97 `"a O BLOCK 23 BL OCK 22 BLACK 21 e.a„P erH Lon@ao- ,,, •-w v � rmson sg . ._ 18 BLOCK 19 8 3 �,..0117 o eTLOK jj� BLOCK EP- BLOCK2F e I ens� Existing Wedand BLOCK 13 I JLP�7�r y6 & Efr BLOCK 55 Raad Widening BLOCK 5 1.265 ha (1126 ac) 3.560 ha (8.797 ac) snmyng 01at a. uem ie.75Et 1 Hi h enIA( 76Uniu a�11�1em7rl I BLOCK B 1.924 ha (4.754 ac) - I Nf edium enslty EXISTING AGRICUL'I 377 Units emu. RAAPIA, g a 2.550 ha (6.301 ac) x ag P 155 Units z EXISTING z o RESIDENTIAL r.nm W 403,75 130.07 107.19 1501 BLOOR STREET BLOCK I I BLOCK 12 BLOCK 10 Road Wid-Ing Road Widening o..75rn Road W idening p Ia7ne ryxrn °y EXISTING (LIBIu) EXISTING n.11mc (0,] 19 ui RESIDENTIAL RESIDENTIAL EXISTING RESIDENTIAL EXISTING EXISTING RESIDENTIAL RESIDENTIAL EXISTING AGRICULTURE EXISTING AGRICULTURE Figure 16 Proposed Zoning By -Law Schedule A I• i Subject Property `_ Zoning Boundary MU2-A Mixed Use Two MU3-A Mixed Use Three R2-A Urban Residential Type Two EP Environmental Protection EP-1 Environmental Protection Exception Gatzios Planning + Development Consultants Inc.