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Home My WebLink AboutPSD-032-12 • 1 Leading the Way RE P 01h RT PLANNING I DEPARTMENT PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: June 25, 2012 Resolution #:Ma- -/ By-law #: Report #: PSD-032-12 File #: S-C 2012-0002 & ZBA 2012-0010 Subject: APPLICATIONS FOR A DRAFT PLAN OF SUBDIVISION AND ZONING BY-LAW AMENDMENT APPLICANT: 1494339 ONTARIO LTD. AND MARIA J. WILLIAMS RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-032-12 be received; 2. THAT the application for a Draft Plan of Subdivision (S-C 2012-0002) and Zoning By- law Amendment (ZBA 2012-0010) submitted by D.G. Biddle & Associates, on behalf of 1494339 Ontario Ltd. and Maria J. Williams, for the development of 10 townhouse units continue to be processed including the preparation of a subsequent report; and 3. THAT all interested parties listed in Report PSD-032-12 and any delegations be advised of Council's decision. Submitted by: Reviewed by-// y:/ Da J rome, MCIP, RPP r nklin t u Director, Planning Services Chief Administrative Officer BR/CP/mj/df/av 19 June 2012 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1 C 3A6 T(905)623-3379 F (905)623-0830 REPORT NO.: PSD-032-12 PAGE 2 1. APPLICATION DETAILS 1.1 Applicant/Owner: 1494339 Ontario Ltd. (Michael Foley) and Maria J. Williams 1.2 Agent: D.G. Biddle & Associates Limited 1.3 Proposal: To permit two blocks of street townhouses, each block having 5 units, total of 10 units fronting on the east side of McMann Crescent 1.4 Area: Two abutting properties totalling 0.2425 hectares (0.599 acres) 1.5 Location: Part Lot 31, Concession 2, former Township of Darlington, 1635 Durham Highway 2 and Block 20 in Plan 40M-1744 (west of southwest corner of Durham Highway 2 and Trulls Road) Courtice (see Attachment 1) 2. BACKGROUND 2.1 The proposal is for a 10 unit street townhouse development consisting of two blocks of five units each. On May 11, 2012, the applicant submitted applications for Draft Plan of Subdivision and Zoning By-law Amendment. 2.2 The following studies were submitted in support of the proposal: • Functional Servicing Report & Stormwater Management Brief; • Noise Impact Study; • Soil Probe Ltd. Site Investigation; • Energy Conservation & Sustainability Plan; • Site Screening Questionnaire; and • Parking Plan. 3. LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The subject lands are located on McMann Crescent and are also adjacent to the south side of Durham Highway 2. The land is generally flat and currently there is one detached dwelling accessed from Durham Highway 2. The dwelling is proposed to be demolished should the proposed development be approved. 3.2 The surrounding uses are as follows: North - Durham Highway 2 and beyond, detached dwellings South - Detached dwellings East - Convenience Store and detached dwellings West - McMann Crescent and beyond, townhouses and semi-detached dwellings REPORT NO.: PSD-032-12 PAGE 3 4. PROVINCIAL POLICY 4.1 Provincial Policy Statement (PPS) The PPS encourages growth within settlement areas on full municipal services. Land use patterns are to promote a mix of housing choices. The subject application is consistent with the PPS. 4.2 Growth Plan for the Greater Golden Horseshoe (Growth Plan) The Growth Plan directs growth to built up areas where the capacity exists to best accommodate expected population growth. Transit supportive densities and a healthy mix of residential uses are promoted. The property is within the built boundary. The Growth Plan principles are supportive of the subject applications. 5. OFFICIAL PLANS 5.1 Durham Regional Official Plan The Durham Regional Official Plan designates the subject lands as "Living Area". According to Regional Official Plan Amendment 128 the property is also within the Courtice Durham Highway 2 Regional Corridor. The proposed street townhouses meet the Corridors Policy for uses at higher densities that promote public transit ridership. The proposed development conforms to the Durham Regional Official Plan and Regional Official Plan Amendment 128. 5.2 Clarington Official Plan The Clarington Official Plan designates the subject lands as "Urban Residential" within "Special Policy Area F". The proposed development conforms to policies of the Urban Residential designation and Special Policy Area F. The Special Policy F Area and Courtice Town Centre are a current part of a secondary plan study. The subject lands are within the proposed Courtice Main Street Secondary Plan area in the Medium Density Residential designation and the street townhouses proposed conform. The relatively higher density of the street townhouses supports the Regional Transit Spine on adjacent Durham Highway 2. The street townhouses proposed are sited opposite street townhouses. Following the preconsultation meeting in January 2012, an On-street Parking Plan was submitted to address the policies of the Official Plan which do not permit townhouses opposite townhouses on a street unless adequate on-street parking can be provided. After some revisions, the parking plan was accepted by Clarington Engineering Services in March. REPORT NO.: PSD-032-12 PAGE 4 6. ZONING BY-LAW 6.1 Within Zoning By-law 84-63, as amended, the subject lands are zoned "Urban Residential Type One (R1)" and "Holding - Urban Residential ((H)R1)". The proposed use does not conform and hence, the rezoning application. 7. PUBLIC NOTICE AND SUBMISSIONS 7.1 Public notice has been given by mail to each landowner within 120 metres of the subject lands and two (2) public meeting signs were installed, on the subject lands 21 days prior the Public Meeting; one along the McMann Crescent frontage and the other, on the south side of Durham Highway 2. No inquiries on the subject application were received at the time this report was written. 8. AGENCY COMMENTS 8.1 The application has been circulated and no agencies have commented to date. 9. DEPARTMENTAL COMMENTS 9.1 Engineering Services has commented that prior to approval of the subdivision, the applicants must satisfy Engineering Services regarding noise attenuation and traffic, although it is anticipated the existing road network is sufficient. Drainage for the proposal was accounted for in the original Courtice Mill Subdivision Stormwater Management Plan. The preliminary grading plan meets the intent of the master plan but, minor changes will be requested. 9.2 At this time, the majority of agencies and departments have not provided comments on this application. 10. DISCUSSION 10.1 The proposed plan of subdivision is consistent with the Emily Stowe Neighbourhood Design Plan in terms of both medium density housing and the melding of the development potential of the 1635 Durham Highway 2 property with the abutting vacant block in the registered plan to the west. Neighbourhood Design Plans are detailed and comprehensive and have thematic plans for consideration of land use, phasing, water distribution, sanitary sewer collection, storm drainage, open space and public facilities, roads, sidewalks, trails and transit. The subdivision complies with the design concept. 10.2 The proposed plan of subdivision is within the proposed draft Courtice Main Street Secondary Plan area in the Medium Density Residential designation. The street townhouses proposed conform. REPORT NO.: PSD-032-12 PAGE 5 11. CONCURRENCE — Not Applicable 12. CONCLUSION 12.1 The purpose of this report is to give the status of the applications for the public meeting, and identify issues and comments received to date. It is appropriate to have the applications continue being processed by staff. CONFORMITY WITH STRATEGIC PLAN The recommendations contained in this report conform to the general intent of the following priorities of the Strategic Plan: X Promoting economic development Maintaining financial stability Connecting Clarington Promoting green initiatives Investing in infrastructure Showcasing our community Not in conformity with Strategic Plan Staff Contact: Bob Russell Attachments: Attachment 1 - Property Location Map & Proposed Draft Plan of Subdivision Attachment 2 - Parking Plan List of interested parties to be advised of Council's decision: D.G. Biddle & Associates Limited Durham Regional Planning Department Attachment 1 To Report PSD-032-12 a 08 O J V ® 'a C4 0 G N Q r O > .L E 0 is M avoid siinal avoid s-inal O E O C ' N Q I = O - (/) O� is oaodHSne � O y.. 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