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HomeMy WebLinkAboutPDS-003-23Clarftwn 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: January 16, 2023 Report Number: PDS-003-23 Submitted By: Carlos Salazar, Director of Planning and Infrastructure Services Reviewed By: Mary -Anne Dempster, CAO File Number: ZBA2021-0015 and S-C-2021-0005 Resolution#: PD-011-23 Report Subject: Rezoning and Draft Plan of Subdivision for 98 residential units in Courtice Purpose of Report: The purpose of this report is to provide information to the public and Council. It does not constitute, imply or request any degree of approval. Recommendations: 1. That Report PDS-003-23 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 Riley Park Developments Inc. (Tribute) and continue processing the applications including preparation of a subsequent report; and 3. That all interested parties listed in Report PDS-003-23 and any delegations be advised of Council's decision. Municipality of Clarington Report PDS-003-23 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 Riley Park Developments Inc. (Tribute) to permit a total of 98 residential units in Courtice. 1. Application Details 1.1 Owner/Applicant 1.2 Proposal: `111110�_ m Riley Park Developments Inc. (Tribute) Draft Plan of Subdivision The proposed Draft Plan of Subdivision for 98 residential units consisting of 65 single detached units, 12 semi- detached units, 12 townhouse units and open space. Zoning By-law Amendment To rezone the subject lands from "Agricultural (A)" to an appropriate zone to permit the proposed residential uses. 4.56 hectares 1.4 Location: 2212 Trulls Road, Courtice (see Figure 1) 1.5 Within the Built Boundary: No Municipality of Clarington Page 3 Report PDS-003-23 I C:��-•��/6 vJ�1�[R'• a�Ji��r:-lIF1r1l�l�.rY-Yi1oe���a ,moo �- -� _r lip o � 4b Road Wideningl` BLOCK 75 li BLOCK 73 © I 16 17 18 19 20 21 22 23 24 25 25 27 28 29 30 31 32 33 10 ll12 13 14 15 34 a 9 ' $ BLOCK 74 0 7 I I I 6 40 41 42 43 52 5P 54 55 64 0 46 §7 BLOCK 72 5 39 4 44 51 56 63 68 3 38 45 50 57 62 69 2 37 36 46 49 58 61 70 1 35 47 48 59 60 71 - 0 Detached Dwellings 0 Semi -Detached Dwellings Low Density JL�J Open Space Roadways Subject Site Figure 1 — Lands Subject to the proposed Draft Plan of Subdivision and Zoning By-law Amendment Applications Municipality of Clarington Report PDS-003-23 2. Background Page 4 2.1 On November 21, 2021, Riley Park Developments Inc. (Tribute) submitted applications for a Draft Plan of Subdivision and Rezoning for 98 residential units consisting of 65 single detached units, 12 semi-detached units, 12 townhouse units in a low -density block, being Block 72 as shown on Figure 1 and open space. 2.2 The proposed draft plan is one of three submitted by Tribute. A Public Meeting for S-C- 2021-0006 has also been scheduled for January 16, 2023, being PSD-004-23. A Public Meeting for S-C-2021-0007 was held on September 12, 2022. See Figures 2 and 3. Municipality of Clarington Report PDS-003-23 QSuhdMsiorr6aundarin4 Figure 2 — Aerial of Three Draft Plans of Subdivision by submitted Tribute Page 5 Q� O SC 2021-0005 Ik __ M =Eh'.kmrti nIal Ptt*tBohlua9 �y , ;SFCSP 9owoiry En x�trr�tnr.� Ld C MN!Iim ����-O�V% �wOiryrk#�atiFca ��'. Ebman�f'Sd�oa�r Me.]Ivr� Oe�a+kp ��I C Wflllftb�rs! F au aa�airw Re6�denGel r— F@ON&nFbixii%aoe Perk PrWMWTI m rs iron .� Parkado • 8LCgMWalCh4w&FMwrNFrGiFrY{swT';. Figure 3 — Detailed Three Draft Plans of Subdivision by submitted Figure 4 — Schedule A Southeast Courtice Secondary Plan Land Tribute Use Municipality of Clarington Report PDS-003-23 Page 6 2.3 In December 2021, the applications were deemed incomplete since final approval of the Southeast Courtice Secondary Plan had not been granted. The Secondary Plan was approved by the Commissioner of Planning and Economic Development for the Region of Durham on March 2, 2022. The applications have been deemed complete. 2.4 The applicant has submitted the following studies in support of the applications which have been circulated to departments and agencies for review. • Planning Rationale • Traffic Impact Study • Stormwater Management • Functional Servicing Report • Noise Impact Report • Phase One Environmental Site Assessment • Environmental Impact Study 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 are located west of Trulls Road, south of the future extension of Meadowglade Road in Courtice. A portion of the site is cultivated, the balance is covered with trees and shrubs. 3.2 The surrounding uses are as follows: North- tree covered lands and existing residential beyond West — vacant, Robinson Creek and existing residential beyond East - vacant and existing residents on large lots South - vacant lands subject to a Draft Plan of Subdivision and Rezoning (S-C 2021- 0006, ZBA 2021-0015) Municipality of Clarington Page 7 Report PDS-003-23 4. Provincial Policy Provincial Policy Statement (PPS) 4.1 The Provincial Policy Statement 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 lands use designations and policies, municipal official plans and secondary plans are the most important vehicle for implementing the PPS. 4.2 The PPS 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. 4.3 The proposal is consistent with the Provincial Policy Statement. Provincial Growth Plan 4.4 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. 4.5 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. 4.6 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. 4.7 The subject lands are designated Greenfield Area. 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. 4.8 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 Municipality of Clarington Report PDS-003-23 Page 8 scale development in designated Greenfield Areas within the Southeast Courtice Secondary Plan area is informed by the Robinson / Tooley Subwatershed Plan. 4.9 The proposal is consistent with the Provincial Growth Plan. 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 policy supports the provision of affordable housing units as well as the provision of a range of residential unit types in order to support families, seniors and special needs groups. Clarington Official Plan 5.3 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. 5.4 The Clarington Official Plan designates the subject lands primarily Urban Residential and Environmental Protection. 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 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. 5.6 Environmental Constraints include features identified as "Moderate Constraint Areas" in the Robinson Creek and Tooley Creek Subwatershed Study. These features are not currently identified as Environmental Protection Areas but have potential ecological and/or hydrological value that requires site -specific assessment prior to development. The presence and precise delineation of these features and the level of development acceptable shall be determined through an Environmental Impact Study. 5.7 Trulls Road is a Type B Arterial Road. Granville Street is a Collector Road. Municipality of Clarington Report PDS-003-23 Southeast Courtice Secondary Plan (SECSP) Page 9 5.8 The Southeast Courtice Secondary Plan designates the subject lands Low Density Residential, Environmental Protection Area and Environmental Constraint (See Figure 4). 5.9 Low Density Residential shall have a minimum net density of 13 units per hectare and a maximum density of 25 units per net hectare. The maximum height shall not exceed 3 storeys. Single- detached, semi-detached and townhouse units are permitted. Accessory apartments are also permitted in accordance with the policies of the Official Plan. 5.10 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. 5.11 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 Zoning By-law 84-63 zones the subject site "Agricultural (A) Zone". A Zoning By-law Amendment is required to permit the proposed the residential uses. 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. A draft zoning by- law prepared by the applicant is included as Attachment 1. 7. Public Notice and Submissions 7.1 Public Notice was mailed to each landowner within 120 metres of the subject lands and a public meeting sign was installed on Trulls Road. See Figure 5. 7.2 As of writing this report no comments had been received. Municipality of Clarington Report PDS-003-23 Figure 5: Public Notice Sign 8. Agency Comments Kawartha Pine Ridge District School Board Page 10 8.1 The Kawartha Pine Ridge District School Board advises that approximately 25 public elementary students and 10 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, and warning clauses advising potential purchasers, that should accommodation within the assigned schools not be available students may need to attend "holding schools" or an alternate school outside the community. 8.2 Durham Region Police Services, Bell Canada, Enbridge Gas, Canada Post, Rogers and have no objection to the proposal. Municipality of Clarington Report PDS-003-23 Page 11 8.3 Comments are outstanding from the Region of Durham, Central Lake Ontario Conservation Authority, Separate School Board and both Public and Separate French School Boards. 9. Departmental Comments Development Engineering 9.1 Development Engineering has no objections to the proposal in principle. 9.2 The future phasing of this draft plan will be restricted by the number of external accesses that are available. Full development of the draft plan will require all external accesses to Meadowglade Road to be constructed. The phasing, timing for development, and the issuance of building permits within any portion of the subject draft plan will be dependent upon the availability of full urban services as well as connections to suitable road and sidewalk networks. 9.3 The Open Space lands within the subject draft plan will ultimately accommodate a recreational trail. The applicant may be required to pre -dedicate the Open Space lands prior to registration of the subdivision to accommodate the trail system. Further 9.4 The applicant has submitted a Traffic Impact Study (TIS) in support of this development. The TIS will require to be updated to include various existing intersections along Meadowglade Road, traffic volumes, and future road and lane configurations. A revised on -street parking plan is required. 9.5 The applicant will be required to provide an appropriate cash contribution in lieu of the normal parkland dedication. Emergency and Fire Services 9.6 Emergency and Fire Services have no concerns. 10. Discussion Conformity with the Southeast Courtice Secondary Plan 10.1 The lands are designated Low Density Residential and Environmental Protection Area and a considerable portion has an Environmental Constraints Overlay. The draft plan is consistent with the housing type in the Low -Density designation, however the exact developable area must be confirmed through an Environmental Impact Study (EIS). The applicant has submitted the EIS and it is currently under review by municipal staff and the conservation authority. Municipality of Clarington Report PDS-003-23 Page 12 10.2 Townhouses are proposed for Block 72, however, no concept of how these lands will be developed as been provided. In order for these lands to be rezoned, the applicant must provide a concept plan and engage in the preconsultation process. 10.3 Meadowglade Road is a Type C Arterial Road and will eventually extend to Hancock Road. The Environmental Assessment for the extension of Meadowglade Road is currently underway. The alignment from its current terminus eastward will be determined once the extent of the environmentally sensitive lands within the draft plan and those lands to the north are determined. The alignment may influence the over all layout of the subdivision. 10.4 Conformity with the Secondary Plan can not be determined until the results of the EIS are acceptable to the Municipality and CLOCA and the EA for Meadowglade Road is complete. 10.5 This section outlines issues with how the Draft Plan conforms with the approved Southeast Courtice Secondary Plan. Should these issues not be addressed, an Official Plan Amendment may be required. Road Connections 10.5 The proposed draft plan is reliant on the road patterns in the proposed draft plan to the south and the extension of Granville Street on the north side of Meadowglade Road. There are lands between Meadowglade Road and the draft plan that are not owned by the developer. These road connections will be required for this draft plan to proceed. The developer will be required to acquire the lands for the extension of Granville Street. Stormwater Management 10.6 Development cannot proceed until the Tooley/Robinson Creek Subwatershed Study has been completed. The Subwatershed Study identified locations for stormwater management ponds, one of which is located in the draft plan to the south (S-C 2021- 0006). The size and exact location will need to be determined through the Subwatershed study and EIS. 11. Financial Considerations 11.1 Financial implications of this project will be included in subsequent reports as more information becomes available. 12. Concurrence 12.1 This report has been reviewed by the Deputy CAO/Treasurer. Municipality of Clarington Report PDS-003-23 13. Conclusion Page 13 13.1 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 to permit a total of 98 residential units for the Public Meeting under the Planning Act. Staff will continue processing the applications including preparation of a subsequent report Staff Contact: Brandon Weiler, Principal Planner, 905-623-3379 x2424 or bweiler@clarington.net Attachment 1 — Draft Zoning By-law Interested Parties: List of Interested Parties available from Department. Attachment 1 to PDS-003-23 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 2023 — XXXX 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 ZBA2021-0015; NOW THEREFORE the Council of the Corporation of the Municipality of Clarington enacts as follows: Schedule 'XX' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "Agricultural (A) Zone" to "Urban Residential Type Two Exception (R2-A) Zone", "Residential Mixed -Use Exception (MU2-A) Zone", and "Environmental Protection (EP) Zone" as illustrated on the attached Schedule `A' hereto. 1. Notwithstanding Sections 13.1 (Permitted Uses), 13.2 (Regulations for Residential Uses), those lands zoned R2-A on the Schedules to this By-law shall be subject to the following: a. Permitted Uses in R2-A Permitted Residential Uses to include: • Single -detached dwelling • Semi-detached dwelling; • Street townhouse dwelling In addition to the permitted Non -Residential uses, may also be used for: • Walkways • Roads & Road Widening Blocks b. Regulations for Residential Uses (R2-A zone): i) Lot Area (Minimum) a. Single -detached 245 square meters b. Semi-detached 450 square meters c. Street Townhouse 150 square meters ii) Lot Frontage (Minimum) a. Single Detached i. Interior Lot ii. Exterior Lot b. Semi-detached i. Interior Lot ii. Exterior Lot c. Street Townhouse i. Interior Lot ii. Exterior Lot iii) Yard Requirements (Minimum) a. Single Detached i. Front Yard dwelling ii. Exterior Side Yard iii. Interior Side Yard iv. Rear Yard b. Semi-detached i. Front Yard dwelling ii. Exterior Side Yard iii. Interior Side Yard iv. Rear Yard c. Street Townhouse i. Front Yard dwelling ii. Exterior Side Yard iii. Interior Side Yard iv. Rear Yard iv) Lot Coverage (Minimum) 9.0 meters 12.0 meters 15.0 meters 18.0 meters 6.0 meters 9.0 meters 6.Om to private garage and 4.5m to the 3.0 meters 1.2 meters and 0.6 meters on the other side 7.5 meters 6.Om to private garage and 4.5m to the 3.0 meters 1.2 meters 7.5 meters 6.Om to private garage and 4.5m to the 3.0 meters 1.2 meters and 0.0 meters (for common walls) 6.0 meters Not applicable v) Landscaped Open Space (Minimum) Not applicable A) Building Height (Maximum) 12 meters This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Sections 34 (Zoning By-law) of the Planning Act. Passed in Open Council this day of 2023 Adrian Foster, Mayor June Gallagher, Municipal Clerk Proposed Zoning Schedule ASSUMED MEADOWGLADF- ROAD ALIGNMENT O OPEN SPACE MEADOWGLADE ROAD _ _ - - _ _ _ _ _ - LINKAGE ANEA f LANDS OWNED �� i G acK_7F_\ Rv nTHER. CC I6nti-0.Yi w] ---INK RHEA �`--- - o � EP F zs • a ♦ • r • J ,y a ♦ • ■ • • a a ♦ a 17 1S 18 20 21 22 2a 25 28 27 2✓! 29 30 32'ALr 14 15 16 a 10 11 12 13 a 14 S 9.t5 u.�] 9+5 5�] 0 f ] O:IS Ptf • 5 4i 34 w ■ x.�s • .a 'ax �. s - OPEN SPACE 1. _A STREET B eLacK �, E p g ■ 7 8: , F R 1NDENING '- ] t ] (• LOCK u75rl E x, ii.o n.n 23A F- 84 fi� 8� d7 LOW DENSry ' 20.0,n U y 30 40 41 42 ♦ ■ • • Q .2 ; i3 ,w • L i 'd° BLOCK 7 d ■ S 8 5} a Be • "' 03 • • 68 W W 37 ♦ • d IJ1 .. ' 20_0 ■ 3 6 ,. S0 ■ ■ 57 - - fit ■ ■ fig - _ q ■ ■ DO ' ' a ' fit E m 70 a 3 a � e. 36 • ■ 20.0 , .. 8 r ' - ■ 47 w 48 l R, S9 ■ ac 6 a 71 S L qg s 53 ■ _ _ Ow DENSI-Y TOK'NHOl15E '■ 4B � _ � Subject Property Q Zane Boundary