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HomeMy WebLinkAboutPDS-013-23Public 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: March 6, 2023 Report Number: PDS-013-23 Submitted By:Carlos Salazar, Director of Planning and Infrastructure Services Reviewed By:Mary-Anne Dempster, CAO File Number:S-C-2022-0003 and ZBA2022-0006 Resolution#: PD-016-23 Report Subject: Rezoning and Draft Plan of Subdivision for 140 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-013-23 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 applications; and 3. That all interested parties listed in Report PDS-013-23 and any delegations be advised of Council’s decision. Municipality of Clarington Page 2 Report PDS-013-23 Report Overview 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 Communities) to permit 50 single detached dwellings, 24 semi -detached units, 66 street townhouse units for a total of 140 residential units and blocks for Future Development within a Regional Corridor. The subject lands are partially within the Southeast Courtice Secondary Plan. 1. Application Details 1.1 Owner/Applicant Riley Park Developments (Tribute Communities) 1.2 Proposal: Draft Plan of Subdivision The proposed Draft Plan of Subdivision for 140 residential units consisting of 50 single detached units, 24 semi-detached units, 66 townhouse units and blocks for Future Development Block within the Regional Corridor, and Environmental Protection Area. Zoning By-law Amendment To rezone the subject lands from “Agricultural (A)“and “Holding- Urban Residential Type One (H) R1” to an appropriate zone to permit the proposed residential uses. 1.3 Area: 9.1 hectares 1.4 Location: 2350 Courtice Road, Courtice (see Figure 1) 1.5 Within the Built Boundary no Municipality of Clarington Page 3 Report PDS-013-23 Figure 1: Aerial of the Draft Plan of Subdivision submitted by Tribute. Figure 2: Detailed Draft Plan of Subdivision submitted by Tribute. Figure 3: Schedule A Southeast Courtice Secondary Plan Land Use Municipality of Clarington Page 4 Report PDS-013-23 2. Background 2.1 On March 30, 2022, Riley Park Developments Inc. (Tribute Communities) submitted applications for a Draft Plan of Subdivision and Rezoning for 140 residential units consisting of 50 single detached units, 24 semi-detached units, 66 townhouse units and a Future Development Block within the Regional Corridor, and an Environmental Protection Area. 2.2 In April 2022, the applications were deemed incomplete since there was an appeal related to the medium density requirement for the Medium Density Regional Corridor designation of the Southeast Courtice Secondary Plan. Through discussions with Staff, it was determined that the application could proceed with the lands within the Medium Density Regional Corridor being identified as a Future Development Block. A future Zoning By-law Amendment application will be required for that block. 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.  Planning Justification Report  Traffic Impact Study  Stormwater Management  Functional Servicing Report  Noise Impact Report  Phase One Environmental Site Assessment  Environmental Impact Study  Landscape Analysis  Parling plan  Stage 1 & 2 Archeological Assessment  Hydrogeological and Geotechnical Reports  Tree Preservation and Arborists Reports  Environmental Sustainability Report 3. Land Characteristics and Surrounding Uses 3.1 The subject land is located west of Courtice Road, south of Durham Highway 2 and north of Bloor Street, in Courtice. The majority of the site is cultivated. There is a small woodlot in the north-west quadrant of the site. 3.2 The surrounding uses are as follows: North- woodlot, existing residential beyond Municipality of Clarington Page 5 Report PDS-013-23 West – Holy Trinity Catholic Secondary School, Good Sheppard Catholic Elementary School and existing residential beyond East - cultivated lands and existing residents on large lots South - cultivated and pasture lands 4. Provincial Policy Provincial Policy Statement (PPS) 4.1 The Provincial Policy Statement encourages planning authorities to create healthy, liveable, 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 Growth and development are focused 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. 4.3 Land use patterns should promote a mix of housing, including affordable housing, employment, recreation, parks and open space, and transportation choices that increase the use of active transportation and transit before other modes of travel. 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 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 within the Southeast Courtice Secondary Plan area is informed by the Robinson / Tooley Subwatershed Plan. 4.6 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. Municipality of Clarington Page 6 Report PDS-013-23 5. Official Plans Durham Region Official Plan 5.1 The Durham Region Official Plan designates the subject lands as Regional Corridor and Living Area. Regional Corridors shall be planned and developed as higher density mixed-use areas, supporting higher order transit services and pedestrian oriented development. An overall, long-term density target of at least 60 residential units per gross hectare and a floor space index of 2.5 shall be supported. 5.2 Living Areas permit the development of communities incorporating the widest possible variety of housing types, sizes and tenure t o 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. Courtice Road is a Type ‘A’ Arterial Road in the Region’s Official Plan. 5.3 The proposal conforms to the Durham Region Official Plan. Clarington Official Plan 5.4 The Clarington Official Plan designates the subject lands as Urban Residential, Regional Corridor and Environmental Protection Area. 5.5 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. 5.6 Regional Corridors 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. 5.7 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. The presence and precise delineation of these features and the level of development acceptable shall be determined through an Environmental Impact Study. 5.8 Courtice Road is a Type A Arterial Road, under the jurisdiction of the Region of Durham. The entrance to Holy Trinity Secondary School from Courtice Road has long been contemplated as the future extension of Meadowglade Road. Background work for an Environmental Assessment for Meadowglade Road is currently underway. Meadowglade Road is proposed as a Type C Arterial Road under the Municipality’s jurisdiction and will be extended from Trulls Road to Hancock Road. The proposed new road connecting Fieldcrest Avenue and Meadowglade Road will be a local road. Municipality of Clarington Page 7 Report PDS-013-23 Southeast Courtice Secondary Plan (SECSP) 5.9 The Southeast Courtice Secondary Plan designates a portion of the subject lands as Medium Density Regional Corridor along Courtice Road, see Figure 2. These lands will be subject to a future development approvals process. 5.10 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. Those lands are identified in Figure 2 as “Future 5.11 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. 5.12 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. 5.12 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” and (Holding- Urban Residential Type One (H) R1) Zone. A Zoning By-law Amendment is required to permit the proposed the residential uses. A draft zoning by-law prepared by the applicant is included as Attachment 1. Text related to proposed zoning applied to the Future Medium Density Residential Block is shown in strikeouts since a future zoning by-law amendment application is required. 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 Courtice Road and Pingle Drive. Municipality of Clarington Page 8 Report PDS-013-23 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. 8. Department and Agency Comments 8.1 The following departments and agencies were circulated for comment on the applications. Attachment 2 includes a chart showing the list of circulated parties and whether or not we have received comments. 9. Financial Considerations 9.1 The recommendations of this report do not have any financial implications. Fin ancial implications of this project will be included in subsequent reports as more information becomes available. 10. Discussion 10.1 The lands are designated Low Density Residential, Medium Density Regional Corridor and Environmental Protection Area. The draft plan is consistent with the housing type permit 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. 10.2 Meadowglade Road is a Type C Arterial Road and will eventually extend to Hancock Road. Background work for phase 3 and 4 of the Environmental Assessment for the extension of Meadowglade Road. The EA will commence, and notice will be provided once the Ministry of Environment Conservation and Parks approves the Transportation Master Plan for the SECSP. Further discussion with the Separate School Board will also be required regarding the laneway and future servicing to the south. 10.3 Medium Density Regional Corridor is adjacent to Courtice Road. For development to proceed, site plan approval will be required. The rezoning of these lands will not occur until an application for site plan approval has been submitted and is acceptable to staff and the appropriate agencies. A further Public Meeting for the rezoning of these lands will be required at a future date. 10.4 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 for which there are no Planning Act applications. The actual development of the subject lands cannot occur until the stormwater management pond is in place and is functional. Municipality of Clarington Page 9 Report PDS-013-23 11. Concurrence This report has been reviewed by the Deputy CAO/Treasurer. 12 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 to permit a total of 140 residential units for the Public Meeting under the Planning Act. Staff will continue processing the applications including preparation of a recommendation report. Given the changing land use legislation and provincial mandates that are impacting the municipality and the agencies involved in the development process, as well as the availability of local resources, the Municipality cannot commit to a specific date to bring a recommendation report forward. Staff is committed to expeditiously review and process applications, this timing is also impacted by the willingness of the applicant to meet Council policies and standards and provide the information in a timely manner. Staff Contact: Tracey Webster, Principal Planner, (905) 623 3379 x 2424 or twebster@clarington.net Attachment 1 – Draft Zoning By-law prepared by Applicant Attachment 2 – Agency Comment Table Interested Parties: List of Interested Parties available from Planning and Infrastructure Services Attachment 1 to Report PDS-013-23- The Corporation of the Municipality of Clarington By-law Number 2023- 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 ZBA2023-XXXX; Now therefore the Council of the Municipality of Clarington enacts as follows: 1. Schedule ‘3’ to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "A – Agriculture Zone” and “(H)R1 – Urban Residential Type One Zone” to "Urban Residential Type Three (R3) Exception (R3-X1) Zone”, “Residential Mixed-Use Exception (MU2-A)" and “Environmental Protection (EP)” as illustrated on the attached Schedule ‘A’ hereto. 2. Notwithstanding Section 2 (Definition): “Storey” Shall mean the portion of a building, other than an attic, basement or cellar, included between any floor level and the floor, ceiling or roof next above it and portions that provide access to roof terraces. 3. 4. Section 14.6 “Special Exceptions – Urban Residential Type Three (R3) Zone” is hereby amended by introducing a new Subsection 14.6.X1 as follows: “Exception X1: A. Notwithstanding Section 14.1(a), the following uses are permitted: a. Single Detached Dwelling b. Semi-Detached Dwelling c. Street Townhouse Dwelling d. Walkways e. Open Space f. Parks g. Roads & Road Widening Blocks B. Notwithstanding Sections 14.1(a) and 12.2, the following zone regulations shall apply: a. Lot Area (Minimum) i. Single-detached 240 square metres ii. Semi-detached 450 square metres iii. Street Townhouse 150 square metres b. Lot Frontage (Minimum) i. Single Detached a. Interior Lot 7.6 metres b. Exterior Lot 11.0 metres ii. Semi-detached a. Interior Lot 15.0 metres b. Exterior Lot 15.0 metres iii. Street Townhouse a. Interior Lot 6.0 metres b. Exterior Lot 7.0 metres c. Yard Requirements (Minimum) i. Single Detached a. Front Yard 6.0m to private garage and 4.5m to the dwelling b. Exterior Side Yard 3.0 metres c. Interior Side Yard 1.2 metres and 0.6 metres on the other side d. Rear Yard 7.5 metres ii. Semi-detached a. Front Yard 6.0m to private garage and 4.5m to the dwelling b. Exterior Side Yard 3.0 metres c. Interior Side Yard 1.2 metres d. Rear Yard 7.5 metres iii. Street Townhouse a. Front Yard 6.0m to private garage and 3.0m to the dwelling b. Exterior Side Yard 3.0 metres c. Interior Side Yard 1.2 metres and 0.0 metres (for common walls) d. Rear Yard 6.0 metres d. Dwelling Unit Area (minimum) Not applicable e. Lot Coverage (Minimum) Not applicable f. Landscaped Open Space (Minimum) Not applicable g. Building Height (Maximum) 12 metres C. Notwithstanding any other provision of By-law 84-63 to the contrary, on lands zoned Urban Residential Type Three (R3) Exception (R3-X1) Zone the minimum setback to a sight triangle shall be 1.0 metre. In addition, unenclosed porches, steps, patios, ramps, attached or directly abutting the principle or main building; either above or below grade; may project into any required yard to a distance no closer than 0.5 metres to a sight triangle. 5. Section 16A.7 Site Specific Exceptions is hereby amended by introducing a new Subsection 16A.7.X as follows: A. “Exception X: For the purposes of the Zoning By-law, the entire lands zoned MU2-A shall be considered as one lot for zoning purposes. B. Notwithstanding Sections 16A.2, the following uses are permitted: a. Apartment buildings b. Townhouses c. Stacked townhouses d. Back-to-back townhouses e. Accessory buildings f. 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. g. Open Space h. Walkways i. Parks j. Roads C. Notwithstanding Section 16A.3 and 16A.4, the following zone regulations apply: a. Number of storeys 3 storeys (Minimum) 4 storeys (Minimum) within 50m of the northwest corner of the intersection of Meadowglade Road and Courtice Road. 6 storeys (Maximum) b. Building Height 3 storeys (Minimum) 4 storeys (Minimum) within 50m of the northwest corner of the intersection of Meadowglade Road and Courtice Road. 6 storeys (Maximum) c. Setbacks (to public street): 3 metres (Minimum) 6 metres (Maximum) d. Setbacks (to any other lot line):3 metres (Minimum) D. Notwithstanding any other provision of By-law 84-63 to the contrary, on lands zoned MU2-A Zone the minimum setback to a sight triangle shall be 1.0 metre. In addition, unenclosed porches, steps, patios, ramps, attached or directly abutting the principle or main building; either above or below grade; may project into any required yard to a distance no closer than 0.5 metres to a sight triangle. 6. All other provisions of By-law 84-63 shall apply. 7. 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 and 39 of the Planning Act. Passed in Open Council this day of , 2023. Adrian Foster, Mayor June Gallagher, Municipal Clerk Attachment 2 to PDS-013-23 1.1. Department/Agency 1.2. Comments Received 1.3. Summary of Comments 1.4. Development Engineering Formal comments are being prepared. Informal comments indicate the application is premature since the proposed stormwater management facility is proposed on undeveloped lands to the south. The applicant will be required to construct Meadowglade Road along the frontage of the development. Background work for an Environmental Assessment (EA) for the alignment of Meadowglade Road is being done. Phase 1 and 2 were approved through work done on the Southeast Courtice Secondary Plan (SECSP). Phase 3 and 4 of the EA process will commence once the Ministry of Environment Conservation and Parks approves the Transportation Master Plan for the SECSP. The report will confirm the alignment of Meadowglade Road from just east of Trulls Road to Courtice Road to be incorporate with the detailed design of the development. The applicant is currently deficient on street parking which will require further discussion. 1.5. 1.6. Building Division 1.7. 1.8. Fire and Emergency Services  No concerns provided 1.9. Accessibility Committee  1.10. No concerns provided. 1.11. Region of Durham (Planning, Works, & Transit) 1.12. Attachment 2 to PDS-013-23 1.13. Durham Region Police Services 1.14. 1.15. Central Lake Ontario Conservation Authority  1.16. Comments on the Environmental Impact Study, Functional Servicing Report and Geotechnical/Hydrogeological reports were provided requiring additional information/clarification. 1.17. School Boards 1.18. PVNCCDSB Advised that the laneway that services Holy Trinity Catholic Secondary School is owned by the school board. Board Staff recognizes that this has been planned as the future extension of Meadowglade Road. In addition, stormwater management and municipal service connections are planned for underneath the laneway. Further discussions with Board Staff will be required. The location of a walkway into Good Sheppard Elementary School and Holy Trinity Secondary School is not desirable and the Board requests it be removed. 1.19. 1.20. Hydro One  1.21. No comments or concerns 1.22. Enbridge  1.23. No concerns provided 1.24. Canada Post Corporation 1.25. 1.26. Bell Canada  1.27. Standard conditions requested for draft approval. 1.28. Rogers  1.29. Standard conditions requested for draft approval. 1.30. CMHC 1.31.