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HomeMy WebLinkAboutPDS-004-23Clarftwn 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-004-23 Submitted By: Carlos Salazar, Director of Planning and Infrastructure Services Reviewed By: Mary -Anne Dempster, CAO File Number: ZBA2021-0016 and S-C-2021-0006 Resolution#: PD-012-23 Report Subject: Rezoning and Draft Plan of Subdivision for 236 residential units in Courtice Recommendations: 1. That Report PDS-004 -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 Tribute (Courtice) Limited and continue processing the applications including preparation of a subsequent report; and 3. That all interested parties listed in Report PDS-004-23 and any delegations be advised of Council's decision. Municipality of Clarington Resort PDS-004-23 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 Tribute (Courtice) Limited to permit a total of 236 residential units including 136 single detached dwellings, 32 semi-detached dwellings and 68 townhouse dwellings. The plan also includes future development blocks, one adjacent to Bloor Street, a school block, a park block, and a stormwater management block, in Courtice. 1. Application Details 1.1 Owner/Applicant 1.2 Proposal: `wc _ m Tribute (Courtice) Limited Draft Plan of Subdivision The proposed Draft Plan of Subdivision for 236 residential units consisting of 136 single detached units, 32 semi- detached units, 68 townhouse units, and separate blocks for a school, a park, a stormwater management pond, open space, servicing and future development. Zoning By-law Amendment To rezone the subject lands from "Agricultural (A)" to an appropriate zone to permit the proposed residential uses. 31.18 hectares 1.4 Location: 1588 Bloor Street, Courtice (see Figure 1) 1.5 Within the Built Boundary: No Municipality of Clarington Page 3 Report PDS-004-23 Figure 1 — Lands Subject to the proposed Draft Plan of Subdivision and Zoning By-law Amendment Applications Municipality of Clarington Report PDS-004-23 2. Background Page 4 2.1 On November 21, 2021, Tribute (Courtice) Limited submitted applications for a Draft Plan of Subdivision and Rezoning for 236 residential units consisting of 136 single detached units, 32 semi-detached units, 68 townhouse units, and separate blocks for a school, a park, a stormwater management pond, servicing, open space and future development. 2.2 The proposed draft plan is one of three submitted by Tribute. (See Figures 2 and 3.) 2.3 A Public Meeting for S-C 2021-0005 has been also scheduled for January 16, 2023, being PSD- 003-23. A Public Meeting for S-C 2021-0007 was held on September 12, 2022. Municipality of Clarington Report PDS-004-23 ,,�* _ ;**� •n _ f`F� . _ 'era- ie r - - , - kL+fit P. F31t7 r. Al ,�fffftlw N� �� Subdivi-gion &aundar;nF, �• ' Figure 2 — Aerial of Three Draft Plans of Subdivision by submitted Tribute Page 5 1jrW Lxuurte 5*WU 40� iwr 0"1 wa Ow"s 1 Will - mean 6ersMhAeww1 Omxrl swu CC SC 2021-0005 D _ T-L C 2021-0006 Ae 1 1 � 1 1 1 1Op1 1 1 1 i I LegOad =Ehwbn rmWl PrDk-c[rin Area I jSECSp 9ulrldarl' Ern WrO nUW COnl;Mnl "Hlgh 6snxlryn'ki�rC LFca �Cnr�iarvr �rril :1,pdy Arus" NWI fP NrkPty RRg*ryil COMO r WaCer[tufSr F--IL&. De.ry Ra- r nlW E-LOPWldry SOV.N l MNrrghbmrlLo d Park r� Prprnn*rq MrBrsocOgn YnrkNlr • Slbinrwwff Mamooe KM F;w layiSff!' 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-004-23 Page 6 2.4 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. 2.5 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 • Geotechnical Report • Hydrogeological Report • Landscape Analysis • Arborist Report • Stage 1, 2 & 3 Archeological Assessment • Sustainability Report • Active Transportation Plan 2.6 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, north of Bloor Street, in Courtice 3.2 The surrounding uses are as follows: North- vacant cultivated lands subject to applications for a Draft Plan of Subdivision and Rezoning (S-C 2021-0005, ZBA 2021-0015) West — vacant, Robinson Creek and stacked townhouses currently under construction East - vacant and existing residents on large lots South - vacant lands subject to applications for a Draft Plan of Subdivision and Rezoning (S-C 2021-0007, ZBA 2021-0017) Municipality of Clarington Report PDS-004-23 4. Provincial Policy Provincial Policy Statement (PPS) Page 7 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. Municipality of Clarington Report PDS-004-23 Page 8 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 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 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. 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. Municipality of Clarington Report PDS-004-23 Page 9 5.5 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 5.6 The Clarington Official Plan designates the subject lands Urban Residential, Regional Corridor 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. 5.7 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 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. 5.9 Environmental Constraints include features identified as "Moderate Constraint Areas" in the Tooley/Robinson 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. 5.10 Trulls Road is a Type B Arterial Road. Granville Street is a Collector Road, Bloor Street is a Type A Arterial Road, under the jurisdiction of the Region of Durham. Southeast Courtice Secondary Plan (SECSP) 5.11 The Southeast Courtice Secondary Plan designates the subject lands Low Density Residential, Medium Density Regional Corridor, Environmental Protection Area and Environmental Constraint. A school site, a park block and stormwater management pond are also identified on the land use schedule to the secondary plan. 5.12 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. Municipality of Clarington Report PDS-004-23 Page 10 5.13 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. 5.14 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. 5.15 The Secondary Plan identifies the intersection of Bloor Street and Trulls Road as a Prominent Intersection. Prominent Intersections shall 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. The Bloor/Trulls intersection shall feature built form not less than 4 storeys in height and are encouraged to include retail and service uses that provide amenity to the surrounding neighbourhoods. 5.16 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. 5.17 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. Municipality of Clarington Report PDS-004-23 7. 7.1 Public Notice and Submissions Page 11 Public Notice was mailed to each landowner within 120 metres of the all the subject lands and a public meeting sign was installed on Trulls Road and Bloor Street. A Change Is proposed fvr Ihls sliNow Figure 5- Public Notice Sign on Bloor Street 7.2 As of writing this report, Staff received 2 inquiries related to the proposal. Both were general in nature, requesting additional information on the files. Municipality of Clarington Page 12 Report PDS-004-23 8. Agency Comments Kawartha Pine Ridge District School Board 8.1 The Kawartha Pine Ridge District School Board advises that approximately 54 public elementary students and 22 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 Hydro One have no objection to the proposal. 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 Bloor Street, Trulls Road, and 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. 9.4 The applicant has submitted a Traffic Impact Study (TIS) in support of this development. The TIS must 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 dedicate the park block free and clear of any encumbrances. Municipality of Clarington Page 13 Report PDS-004-23 Emergency and Fire Services 9.6 Emergency and Fire Services have no concerns. 10 Discussion 10.1 The following 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 will be required. Conformity with the Southeast Courtice Secondary Plan (SECSP) 10.2 The lands are designated Low Density Residential, Medium Density Regional Corridor, Environmental Protection Area and Environmental Constraint. 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. 10.3 The Secondary Plan shows the elementary school and park located adjacent to each other fronting onto Street A being Granville Street. The Draft Plan shows the park adjacent to the open space block, rather than adjacent to the school block. Both the Clarington Official Plan and the approved SECSP encourage schools to be located beside parks so that uses can be shared, specifically the parking lot and sports fields. Street A separates the school and park block, which is not conducive to sharing facilities, and may pose safety issues with children crossing a road. The proposed location of the school does not comply with either the Clarington Official Plan or the SECSP. Figure 4 shows the park and school location in the approved Secondary Plan. Figure 1 shows the location of the park and school in the proposed draft plan. Road Connections 10.4 The Secondary Plan requires an east — west road connection north of Bloor Street between connection from Trulls Road to the Granville Drive extension and Trulls Road to Farmington Drive which is situated east of Trulls Road. This route shall be established as a public right-of-way through the development approval process. The east -west local shall perform as a collector road to provide a connection between residential neighbourhoods and community uses. This east -west road connection has not been acknowledged on the draft plan. Further discussion is required. Medium Density Regional Corridors and Prominent Intersections 10.5 Medium Density Regional Corridors require residential units at higher densities and a retail and service uses. Bloor Street and Trulls Road have been identified as a Municipality of Clarington Page 14 Report PDS-004-23 Prominent Intersection in the Secondary Plan. The community focal point with public spaces and amenity reinforced with high quality urban design. 10.6 The Draft Plan shows the lands within the Medium Density Corridor as a Future Development Block. 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. Stormwater Management 10.7 Development cannot proceed until the Tooley/Robinson Creek Subwatershed Study has been completed. The Subwatershed Study identified locations for stormwater management pond in the draft plan. The exact limits and size will be determined at the conclusion the subwatershed study and EIS. Further discussion on stormwater management may required. 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 who concur with the recommendations. 13. Conclusion 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 236 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: Attachments: Attachment 1 — Draft Zoning By-law Attachment 1 to PDS-004-23 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 ZBA2021-0016; 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 • School • Parks • Stormwater Management Ponds • Roads & Road Widening Blocks Attachment 1 to PDS-004-23 b. Regulations for Residential Uses (R2-A zone): i) Lot Area (Minimum) a) Single -detached 245 square metres b) Semi-detached 450 square metres c) Street Townhouse 150 square metres ii) Lot Frontage (Minimum) a) Single Detached i. Interior Lot 9.0 metres ii. Exterior Lot 12.0 metres b) Semi-detached i. Interior Lot 15.0 metres ii. Exterior Lot 18.0 metres c) Street Townhouse i. Interior Lot 6.0 metres ii. Exterior Lot 9.0 metres iii) Yard Requirements (Minimum) a) Single Detached i. Front Yard 6.Om to private garage and 4.5m to the dwelling ii. Exterior Side Yard 3.0 metres iii. Interior Side Yard 1.2 metres and 0.6 metres on the other side iv. Rear Yard 7.5 metres b) Semi-detached i. Front Yard 6.Om to private garage and 4.5m to the dwelling ii. Exterior Side Yard 3.0 metres iii. Interior Side Yard 1.2 metres iv. Rear Yard 7.5 metres c) Street Townhouse i. Front Yard 6.Om to private garage and 4.5m to the dwelling ii. Exterior Side Yard 3.0 metres iii. Interior Side Yard 1.2 metres and iv. Rear Yard d) Lot Coverage (Minimum) e) Landscaped Open Space (Minimum) f) Building Height (Maximum) Attachment 1 to PDS-004-23 0.0 metres (for common walls) 6.0 metres Not applicable Not applicable 12 metres 2. Notwithstanding Sections 16A.2 (Permitted Uses), 16A.3, 16A.4, (Regulations), the lands zoned MU2-A on the Schedules to this By-law shall be subject to the following: a. Permitted Uses in MU2-A Additional Permitted Residential Uses to include: • Apartment buildings • Townhouses • Stacked townhouses • Back-to-back townhouses • Accessory buildings • Retail and services use including professional offices and medical office uses shall only be permitted on the ground floor of a mixed -use building with an entrance and frontage onto an arterial road. In addition to the permitted Non -Residential uses, may also be used for: • Open Space • Walkways • Parks • Stormwater Management Ponds • Roads b. Regulations for MU2-A i) Number of storeys (Minimum) 3 storeys (Maximum) 6 storeys ii) Building Height (Minimum) 3 storeys (Maximum) 6 storeys iii) Setbacks (to public street): (Minimum) 3 metres (Maximum) 6 metres iv) Setbacks (to any other lot line) (Minimum) 3 metres 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 1LOU CmCm ems] .. em.� •r.C�al �� Cm IN logo +B A q um _ y � 0 Ma