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Report To: Planning and Development Committee
Date of Meeting: March 6, 2023 Report Number: PDS-015-23
Submitted By:Carlos Salazar, Director of Planning and Infrastructure Services
Reviewed By:Mary-Anne Dempster, CAO
File Number:ZBA2022-0021 and S-C2022-0004 Resolution#: PD-018-23
Report Subject: Rezoning and Draft Plan of Subdivision for a total of 63 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-015-23 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 Plan Developments Inc. (Holland Homes) and continue processing the
applications including preparation of a subsequent report; and
3. That all interested parties listed in Report PDS-015-23 and any delegations be
advised of Council’s decision.
Municipality of Clarington Page 2
Report PDS-015-23
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 Plan Developments Inc. to permit
a total of 63 units consisting of 14 single detached dwellings, 48 townhouses. The existing
home will remain on the site. The homes will be on a new public street, in Courtice.
1. Application Details
Owner: Plan Developments Inc.
Applicant: Katrina Metzner, Holland Homes
Proposal: Draft Plan of Subdivision
The proposed Draft Plan of Subdivision for to permit a total
of 63 units consisting of 14 single detached dwellings, 48
townhouses, with the existing home to remain.
Zoning By-law Amendment
To rezone the subject lands from “(Holding – Urban
Residential Type R1)” and “Agricultural (A)“to an appropriate
zone to permit the proposal.
Area: 2.40 hectares
Location: 1440 Gord Vinson Drive, Courtice (see Figure 1)
Within the Built Boundary: Yes
Municipality of Clarington Page 3
Report PDS-015-23
Figure 1 –Proposed Draft Plan of subdivision and Surrounding Context
2. Background
2.1 On July 22, 2022, Plan Developments Inc. (Holland Homes) submitted applications for a
Draft Plan of Subdivision and Zoning By-law Amendment with supporting documentation
for of 63 units consisting of 15 single detached dwellings and 48 townhouses.
2.2 The property is listed on the Municipal Register under s. 27 of the Ontario Heritage Act.
The draft plan incorporates the heritage house, identified as “Other Lot” on Figure 1.
Municipality of Clarington Page 4
Report PDS-015-23
The original home will remain, however the additions to the dwelling and the barns will
be demolished.
2.3 The subject lands are referring to the south portion of 1440 Gord Vinson Ave nue, which
was created through a consent application approved earlier in 2022. The north portion
of the lot fronts onto Bloor Street, which is a Regional Corridor. Mixed use and higher
densities are contemplated for a Regional Corridor. A concept for the lands fronting on
Bloor Street has not been provided.
2.4 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 summarized in a future recommendation report.
Planning Justification Report
Energy Efficiency and Sustainability Report
Stormwater Management and Functional Servicing Report
Hydrogeological Assessment
Geotechnical Investigation Report
Traffic Impact Study
Noise Impact Report
Cultural Heritage Impact Assessment
Stage 1 & 2 Archaeological Assessment
Stage 3 Archaeological Assessment
Phase 1 & 2 Environmental Site Assessment
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are located east of Townline Road, between Gord Vinson Avenue
and Bloor Street. The site is approximately 2.40 hectares and contains an existing
heritage house, various outbuildings, and agricultural fields. The current site grades are
non-uniform with a grade change of approximately 8 metres from the north to south. The
topography of the site generally slopes down to the southwest and southeast of the
property, with the lowest point at the southeast corner. The site has historically been
used as pasture. See Figure 2.
3.2 The surrounding uses are as follows:
North – Vacant land and residential detached dwellings beyond. To the
northwest, newly constructed commercial development, which also includes an
approved high-rise apartment building, yet to be constructed.
West- Stacked townhouse units in a Common Elements condominium
South - Predominantly residential detached dwellings.
East - Predominantly residential detached dwellings
Municipality of Clarington Page 5
Report PDS-015-23
Figure 2 – Lands subject to the proposed draft plan of subdivision and zoning by-law
amendment applications.
4. Provincial Policy
Provincial Policy Statement
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.
Opportunities for redevelopment and intensification are to be promoted where it can be
accommodated.
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.
Municipality of Clarington Page 6
Report PDS-015-23
Provincial Growth Plan
4.3 The Provincial Growth Plan encourages municipalities to manage growth by directing
population growth to settlement areas, such as the Courtice Urban Area and more
specifically to the designated built-up areas. Municipalities are encouraged to create
complete communities by promoting a diverse mix of land uses and housing types.
4.4 The subject lands are within a “Built-up Area” of the Growth Plan. The proposal would
facilitate intensification within the existing built-up area of Courtice and has the potential
to contribute to the municipality’s annual intensification targets. The proposal would
make use of existing municipal services.
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.
Clarington Official Plan
5.2 The Clarington Official Plan designates the subject lands Urban Residential. The Urban
Residential designation is predominantly intended for residential purposes. A variety of
densities, tenure and housing types are encouraged. The property is internal to the
neighbourhood but adjacent to the Regional Corridor designation. The minimum density
is 13 units per net hectare and the maximum height is 3 storeys. Limited townhouses
are permitted. Detached and semi-detached dwellings are permitted.
5.3 Consideration should be given to the neighbourhood character. Section 5.4.1 of the
Clarington Official Plan gives considerations when developing an infill site in an existing
neighbourhood. One of the considerations is lot size and patterns to ensure
development is compatible with the surrounding context.
Southwest Courtice Secondary Plan (Bayview Neighbourhood)
5.4 The subject lands are designated low density residential. Single detached and
townhouse dwelling units are permitted up to three storeys. Townhouses are to account
for 20% of the total number of units in the low-density residential designation. Private
streets and private lanes are not permitted within the low-density designation.
5.5 The Clarington Official Plan Land Use Map shows Fenning Drive extending through the
site and connecting to Bloor Street. However, the Secondary Plan Land Use Map shows
Fenning Drive terminating at Gord Vinson. The Region indicated that they will not
support the road connection to Bloor Street in order to limit new intersections along the
Regional Corridor and improve the flow of traffic. As a result, vehicle access onto Bloor
Street for the north portion of 1440 Gord Vinson Ave., which is within the Regional
Municipality of Clarington Page 7
Report PDS-015-23
Corridor, has been secured for on the adjacent commercial property to the west through
a shared easement.
6. Zoning By-law
6.1 Zoning By-law 84-63 zones the subject site “Holding – Urban Residential Type One ((H)
R1) and “Agricultural (A) Zone”. The Hold symbol limits the use of the lands to the
existing land uses. A Zoning By-law Amendment is required to permit the proposed
development which consists of detached dwellings and townhouses. A draft zoning by -
law is included as Attachment 1. Finalization of an appropriate zone category will be
determined after all public and agency comments have been received and will be
brought forward at a future date with the recommendation report.
7. Public Notice and Submissions
7.1 Public Notice was mailed to approximately 300 landowners within 120 metres of the
subject lands on February 10, 2023. A sign was also posted on the property, along Gord
Vinson Ave., advising of the complete application received by the Municipality and
details of the public meting.
7.2 As of writing this report, two public inquiries have been received from residents that live
directly across form the development on Gord Vinson Avenue. One of the inquiries was
to obtain further information and the other had concerns with the volume of traffic that
would be generated from this development, specifically at the intersection of Fenning
Drive and Gord Vinson Ave. There were also concerns regrading access to their
property during construction as well as the overall planning for the area for new schools,
hospitals, libraries, and other public facilities.
8. Department and Agency Comments
8.1 The following agency and internal departments were circulated for comments on the
applications. Attachment 2 includes a chart showing the list of circulated parties and
whether or not comments have been received to date.
9. Discussion
9.1 The site is located within the existing built-up area of Courtice and would be considered
infill development. The Applicant has applied for a rezoning to establish 62 new lots
consisting of 14 detached dwellings and 48 street related townhouse units. The heritage
home will be retained on a separate lot. Each lot will be serviced with municipal water
and sanitary sewer and will have vehicle access off an internal local road which will
connect to Gord Vinson Avenue, except for Lots 1-5, which will be accessed directly off
Gord Vinson Ave. (See Figure 1). The rezoning would facilitate the development of the
lands and supports intensification within the existing built-up area of Courtice.
Municipality of Clarington Page 8
Report PDS-015-23
Figure 3 – Existing Heritage Home on Subject Lands
9.2 The subject lands are also within the Southwest Courtice Secondary Plan area. The
Secondary Plan has recently been approved by the Region. The proposal provides an
opportunity to meet the long-term vision for the neighbourhood. Further discussion on
the appropriateness of the land uses proposed and the built form, such as heights,
densities and general site layout will be addressed through a subsequent
recommendation report.
Parks and Pedestrian Connections
9.3 Fenning Drive is no longer being proposed to extend to Bloor Street, therefore the
proposed development will still have to provide pedestrian connectivity to the property to
the north, and ultimately to Bloor Street. The Municipality requires the proposed north-
south sidewalk on the east leg of Street A to be extended northerly to the limit of
proposed development. The sidewalk will provide the opportunity for future connectivity
to the future development and Bloor Street East.
9.4 Further review and comments on the pedestrian connectivity will be dealt with through
the planning application review process.
Proposed Zoning By-law Amendment
9.5 The plan indicates the proposed townhouses will have 6 metre frontages. Council has
indicated in the past, that townhouses must be a minimum of 7 metres. There have
been some exceptions for dual frontage townhouses but the 7 metre frontages are to
Municipality of Clarington Page 9
Report PDS-015-23
provide for more on-street parking spaces and greater landscaped open space in the
front yards.
9.6 For the single detached dwellings, 9 metre frontages are proposed. The applicant must
demonstrate that the lots can accommodate two outdoor parking spaces (as per zoning
by-law) plus have enough room to meet the minimum landscape areas. Applicant must
also demonstrate that on-street parking is feasible.
9.7 A rezoning is required to rezone the lands from “(Holding – Urban Residential Type R1)”
and “Agricultural (A)“to an appropriate zone that would permit the proposed Plan of
Subdivision. Based on the current provisions for detached dwelling units and
townhouses in the R1 and R3 Zones, the implementing zoning by-law for this site would
require additional site-specific exception zones to reduce the lot frontages.
Further considerations
9.8 In recent years, the Province of Ontario has updated the applica ble Planning Legislation
to include policies related to the establishment of additional dwelling units, accessory
dwelling units, etc. in order to alleviate the current housing demand. For this reason, the
inclusion of accessory/additional dwelling units within the proposed single detached
units or townhouses, where possible is encouraged.
9.9 The Clarington Official Plan contains infill development policies that would need to be
considered when reviewing the application, such as lot size and impacts to surroun ding
uses. Careful attention and consideration of these policies will contribute to the overall
success of the project and assist in creating a development that cohesively ties in with
the surrounding Bayview Neighbourhood.
9.10 Staff will continue to review the submitted Plan of Subdivision and rezoning applications
and work with the applicant to address all technical matters. Agency and public
comments will be addressed in a subsequent recommendations report to Committee
and Council.
10. Financial Considerations
10.1 The recommendations of this report do not have any financial implications.
10.2 Financial implications of this project will be included in subsequent reports as more
information becomes available.
11. Concurrence
Not Applicable.
Municipality of Clarington Page 10
Report PDS-015-23
12. Conclusion
The purpose of this report is to provide background information and obtain comments
on the proposal for 63 unit plan of subdivision at the Statutory Public Meeting under the
Planning Act. Staff will continue to review and process the application, including
consideration of department, agency and public feedback and will prepare a subsequent
recommendation report for Council’s consideration. Comments received at this public
meeting will be considered and included in the final recommendation reporter.
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 m anner.
Staff Contact: Nicole Zambri, Senior Planner, (905)-623-3379 Ext. 2422 or
nzambri@clarington.net .
Attachments:
Attachment 1 – Draft Zoning By-law
Attachment 2 – Agency Comment Table
Interested Parties:
List of Interested Parties available from Department.
Attachment 1 to
Report PDS-015-23
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 2023-XX
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 ZBA-2022-0021
Now therefore the Council of the Municipality of Clarington enacts as follows:
1. Schedule ‘4’ to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from:
“Agricultural (A) Zone” to “Holding - Urban Residential Type Three Exception
(H)(R3-xx) Zone”
“Holding - Urban Residential Type One (H)(R1) Zone” to “Holding - Urban
Residential Type Three Exception (H)(R3-xx) Zone”
“Holding - Urban Residential Type One (H)(R1) Zone” to “Holding - Urban
Residential Type One Exception (H)(R1-xx) Zone”
as illustrated on the attached Schedule ‘A’ hereto.
2. Schedule ‘A’ attached hereto shall form part of this By-law.
3. This By-law shall come into effect on the date of the passing hereof, subject to
the provisions of Section 34 and Section 36 of the Planning Act.
Passed in Open Council this ___ day of March, 2023
__________________________
Adrian Foster, Mayor
_________________________
June Gallagher, Municipal Clerk
Attachment 2 to PDS-015-23
Department/Agency Comments
Received
Summary of Comment
Durham Region
Planning Department
and Public Works
Central Lake Ontario
Conservation Authority
(CLCOA)
The subject site is located in the Robinson
Creek Watershed. The site is not subject to
Ontario Regulation 42/06, regulation of
Development, Interference with Wetlands and
Alterations to Shorelines and Watercourses. A
permit from CLOCA is not required.
Kawartha Pineridge
District School Board
The Kawartha Pine Ridge District School
Board advises that approximately 13 public
elementary students and 6 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.
City of Oshawa
Clarington Engineering
Development Division
Development Engineering has no objections
to the proposal in principle. A north-south
sidewalk on the east leg of Street A to be
extended northerly to the limit of proposed
development to provide for future connectivity
through the future development on Bloor
Street East. Further discussion on site
servicing and stormwater management is
required. A revised on-street parking plan will
be required to take into account the location
of hydrants.
Clarington Emergency
Services
Applicant will need to show the
locations/distance of the fire hydrants to the
furthest main entrance of the proposed
dwelling.
Community Planning
and Heritage
Committee
The Cultural Heritage Impact assessment
report reflected thorough research and
objective assessment. The Committee
accepted the recommendations and
Attachment 2 to PDS-015-23
conclusions made by the Report, and the
Committee supports the retention of the
residence building and that the residence
building should be carefully integrated into the
new development design to avoid any
adverse impacts on the residence, such as
considerations of shadows and vistas.
Clarington Building
Division
Canada Post
Corporation
No objection to the proposal
Bell Canada No objection to the proposal
Rogers No objection to the proposal
Enbridge Gas No objection to the proposal
PVNC District Catholic
School Board
Conseil Scolaire de
District Centre-Sud-
Quest
Conseil Scolaire de
District Catholique
Centre-Sud