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Public Meeting Report
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Report To: Planning and Development Committee
Date of Meeting: September 18, 2023 Report Number: PDS-050-23
Submitted By: Carlos Salazar, Director of Planning and Development Services
Reviewed By: Robert Maciver, Deputy CAO/Solicitor
File Numbers: ZBA2022-0018
Report Subject: Public Meeting for a Zoning By-law Amendment for 3124, 3131, 3146,
3164, 3178, 3194, 3202, 3210 and severed lands surrounding 3222
Tooley Road, 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-050-23 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 Baseline Properties Ltd. and continue processing the applications
including preparation of a subsequent report; and,
3. That all interested parties listed in Report PDS-050-23 and any delegations be
advised of Council's decision.
Municipality of Clarington
Report PDS-050-23
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 Baseline Properties Ltd. to permit
a total of 75 single detached dwelling lots, 4 blocks for future development, an open space
block and a stormwater management pond.
1. Application Details
1.1 Owner
1.2 Applicant:
1.3 Proposal:
1.4 Area:
1.5 Location:
Baseline Properties Ltd.
D.G. Biddle & Associates Limited
Draft Plan of Subdivision
The proposed Draft Plan of Subdivision to permit a total of 75
single detached dwellings, 4 blocks for future development, an
open space block and a stormwater management pond.
Zoning By-law Amendment
To rezone the subject lands from "(H)R1" (Holding — Urban
Residential Type R1) and "R1-95" (Urban Residential Type
One Exception 95) to appropriate "R2" (Urban Residential
Type Two) Exception and "EP" (Environmental Protection)
Zones to implement the proposed site design.
5.55 hectares (13.71 ac.)
3124, 3131, 3146, 3164, 3178, 3194, 3202, 3210 and
severed lands surrounding 3222 Tooley Road (see Figure 1).
1.6 Within Built Boundary: Yes
Municipality of Clarington
Report PDS-050-23
Figure 1 — Proposed Draft Plan of Subdivision and Surrounding Context
2. Background
Page 3
2.1 On August 22, 2022, D.G. Biddle & Associates Limited (the "Applicant") submitted
applications for a Draft Plan of Subdivision and Zoning By-law Amendment, with
additional supporting documentation submitted in July 2023, for lands municipally known
Municipality of Clarington
Report PDS-050-23
Page 4
as 3124, 3131, 3146, 3164, 3178, 3194, 3202, 3210 and severed lands surrounding 3222
Tooley Road in Courtice (the "Subject Site").
2.2 The proposal consists of 75 single detached dwellings, 4 blocks for future development,
an open space block and a stormwater management pond. The lots are to be accessed
from Tooley Road via an extension of Poppyfield Drive and from new local roads.
Additionally, each proposed lot will be serviced via connection to the existing municipal
water and sanitary sewer systems.
2.3 The Subject Site is an assembly of several lots on the west side of Tooley Road, and one
property (3131 Tooley Road North) on the east side of Tooley Road where the proposed
stormwater management pond is located. The Subject Site is approximately 5.55 ha
(13.71 ac.) with 215.5m frontage along the west side of Tooley Road, and 135.6m
frontage along the east side of Tooley Road.
2.4 The block proposed for parkland/open space would be approximately 0.31 ha (0.77 ac.)
and the stormwater block will be 0.33 ha (0.82 ac.).
2.5 Four future development blocks are proposed surrounding a hold -out lot (3186 Tooley
Road) which will remain in -situ until such time as the hold -out lot can be acquired and
developed into the surrounding subdivision.
2.6 The Applicant has submitted the following supporting documents which have been
circulated to departments and agencies for review. They are available upon request and
will be analyzed in a future recommendation report.
• Planning Justification Report
• Draft Plan of Subdivision
• Servicing, Grading, Erosion Control Plans
• Tree Preservation Plan
• Functional Servicing and Stormwater Management Report
• Hydrogeological Assessment
• Geotechnical Investigation Report
• Traffic Impact Study
• Stage 1 & 2 Archaeological Assessment
• Environmental Impact Study
• Phase One ESA and Reliance Letter
• Environmental Sustainability Plan
• On -street Parking Plan
• Constraints Mapping
Municipality of Clarington Page 5
Report PDS-050-23
3. Land Characteristics and Surrounding Context
3.1 The Subject Site is located at 3124, 3131, 3146, 3164, 3178, 3194, 3202, 3210 and
severed lands surrounding 3222 Tooley Road in Courtice, approximately 270m north of
the Nash Road and Tooley Road intersection. The lands on the east side of Tooley Road
are adjacent to Farewell Creek and a significant portion of the Subject Site is heavily
treed. The Subject Site is currently occupied by several single detached dwellings fronting
onto Tooley Road North that are proposed to be demolished.
3.2 The surrounding land uses are as follows:
North Large rural residential lots
East Tooley Road North, beyond which are several large rural residential lots and
Farewell Creek
South Townhouse condominium development
West Low density residential uses, consisting of single detached dwellings
Municipality of Clarington
Report PDS-050-23
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Page 6
Figure 2 — Lands subject to the proposed draft plan of subdivision and zoning by-law
amendment applications
Provincial Policy
Provincial Policy Statement, 2020
The Provincial Policy Statement (PPS) 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.
Municipality of Clarington
Report PDS-050-23
Page 7
These objectives are to be achieved through efficient land use planning through land use
designations and policies, municipal official plans and secondary plans.
4.2 The PPS focuses on growth and development within urban and rural settlement areas.
The Subject Site is located within the Courtice settlement area. Planning authorities are to
facilitate a variety of housing forms and promote residential intensification to achieve
efficient development patterns, especially along public transit and active transportation
routes.
4.3 The diversity and connectivity of natural features in an area and the long-term ecological
function and biodiversity of natural heritage systems should be maintained, restored or,
where possible, improved, recognizing linkages between and among natural heritage
features and areas, surface water features and ground water features.
4.4 Development and site alteration shall not be permitted on adjacent lands to the natural
heritage features and areas unless the ecological function of the adjacent lands has been
evaluated and it has been demonstrated that there will be no negative impacts on the
natural features or on their ecological functions.
Provincial Growth Plan (Growth Plan)
4.5 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.
4.6 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.
4.7 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.
4.8 The Subject Site is within the Courtice Built -Up Area. The Growth Plan calls for 40% of all
residential development occurring annually in a Municipality to be within a built-up area.
Municipality of Clarington
Report PDS-050-23
5. Official Plans
Durham Region Official Plan
Page 8
5.1 The Subject Site is located in Courtice, within the delineated Built Boundary and Urban
Area Boundary as shown on Schedule 'A' — Map A5 and designated as Living Areas.
Living Areas are intended predominantly for housing purposes and shall be developed in
accordance with the associated policies within the Official Plan.
5.2 Schedule `B' identifies Key Natural Heritage and Hydrologic Features within and adjacent
to the Subject Site. Development within or adjacent to these features shall be supported
through an Environmental Impact Study (EIS) to appropriately identify the features and
associated buffers, as well as demonstrate that development will not impact the
ecological function of these features. The proposal, including the EIS submitted with the
applications, will be reviewed during the processing of the applications.
Clarington Official Plan
5.3 The Clarington Official Plan designates the Subject Site 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.
5.4 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.
5.5 Environmental Constraints include features such as a woodland and Farewell Creek that
are identified as parts of the Municipality's Natural Heritage System on Schedule "D1" —
Natural Environment of the Official Plan. These features have ecological and/or
hydrological value that requires a 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.
5.6 Map "K" - Trails of the Official Plan shows an Urban Trail in the vicinity of Farewell Creek
east of the Subject Site. The proposal is not anticipated to affect the proposed trail
location however, staff will review the matter during the further processing of the
applications.
5.7 Tooley Road is a Collector Road on Schedule "J2" — Transportation Network Roads and
Transit of the Official Plan and under municipal jurisdiction.
5.8 The policies and provisions of the Official Plan will be considered during the further
processing of the subject applications.
Municipality of Clarington
Report PDS-050-23
6. Zoning By-law 84-63
Page 9
6.1 The Subject Site is currently zoned "Urban Residential Type One Hold [(H)R1] Zone and
Urban Residential Type One Exception 95 (R1-95) Zone.
6.2 The R1 and R1-95 zones permit the proposed single detached dwelling built form subject
to compliance with regulations on such matters as minimum lot frontage, minimum
building setbacks and maximum lot coverage.
6.3 The Applicant has submitted an application to amend Zoning By-law 84-63 to rezone the
Subject Site from Urban Residential Type One Hold [(H)R1] Zone and Urban Residential
Type One Exception 95 (R1-95) Zone to the Urban Residential Type Two Exception 54
(R2-54) or Urban Residential Type Two Exception 72 (R2-72) Zone and Environmental
Protection (EP) Zone, in order to implement the proposed draft plan of subdivision. A draft
zoning by-law amendment provided by the Applicant is included as Attachment 1.
6.4 The subject application will be reviewed against the provisions of Zoning By-law 84-63,
including the appropriateness of the Applicant -suggested zone changes, during the
further processing of the application.
7. Public Notice and Submissions
7.1 Public notice was mailed to approximately 196 residents within 120 metres of the Subject
Site on August 25, 2023. A sign was also posted on the property facing Tooley Road
North, advising of the complete applications received by the Municipality and details of
the public meeting.
7.2 At the time of writing this report, no public comments were received. Comments received
from the public at this Public Meeting will be considered and included in the
recommendation report.
Municipality of Clarington
Report PDS-050-23
8. Department and Agency Comments
Page 10
8.1 The following agencies and internal departments were circulated for comments on the
applications. Below is a chart showing the list of circulated parties and whether comments
have been received to date.
Department/Agency
Comments
Summary of Comments
Received
Durham Region
Planning Department
and Public Works
Central Lake Ontario
Conservation Authority
Clarington Engineering
Development Division
Clarington Emergency
✓
Locations and distances of the fire hydrants
Services
to the furthest main entrance to be shown.
Clarington Building
✓
No objection to the proposal
Division
Canada Post
✓
No objection to the proposal
Bell Canada
✓
No objection to the proposal
Rogers
Enbridge Gas
✓
No objection to the proposal
Kawartha Pineridge
District School Board
PVNC District Catholic
School Board
Conseil Scolaire de
District Centre-Sud-
Quest
Conseil Scolaire de
District Catholique
Centre-Sud
Ministry of
Transportation
9. Discussion
9.1 The Subject Site is located within the existing built-up area of Courtice and would be
considered infill development. The Applicant has applied for a rezoning and draft plan of
Municipality of Clarington
Report PDS-050-23
Page 11
subdivision to establish 75 new single detached dwelling lots. Each lot will be serviced
with municipal water and sewer and will have vehicle access off an extension of
Poppyfield Drive and new internal local roads which will connect to Tooley Road (See
Figure 1). The applications would facilitate the development of the lands and support
intensification within the existing built-up area of Courtice.
Parks and Pedestrian Connections
9.2 The proposed development will include an extension of the existing Poppyfield Drive to
Tooley Road. The Municipality will require the existing sidewalk on the north side of
Poppyfield Drive to be extended to the limit of the proposed development. The sidewalk
will provide the opportunity for connectivity from the existing neighbourhood to the west to
Tooley Road, which does not currently exist.
Proposed Zoning By-law Amendment
9.3 For the single detached dwellings, a minimum of 11 m frontage and 354m2 lot area is
proposed. Council has approved zoning by-law amendments in the past for similar lot
sizes, therefore, it is not anticipated that any concerns will arise with the function of the
lots and the ability to meet other applicable zoning requirements.
Further considerations
9.4 In recent years, the Province of Ontario has updated the applicable 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.
9.5 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 surrounding
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 neighbourhood.
9.6 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.
Municipality of Clarington
Report PDS-050-23
Page 12
10.2 Financial implications of this project will be included in subsequent report(s) as more
information becomes available.
11. Concurrence
Not Applicable.
12. Conclusion
12.1 The purpose of this Public Meeting report is to provide background information and obtain
comments on the proposal at the Statutory Public Meeting under the Planning Act. Staff
will continue to review and process the applications, including consideration of
department, agency and public feedback and will prepare a subsequent recommendation
report for Council's consideration.
Staff Contact: Tim Ryan, Principal Planner, 905-623-3379 ext. 2440 or tryan@clarington.net.
Attachments:
Attachment 1 — Draft Zoning By-law
Interested Parties:
List of Interested Parties available from Department.
Attachment 1 to PDS-050-23
The Corporation of the Municipality of Clarington
By-law 2023-XXX
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 Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
Schedule `4' to By-law 84-63, as amended, is hereby further amended by changing
the zone designation from:
"Urban Residential Type One Hold (H(R1)) Zone" to "Environmental
Protection (EP) Zone"
"Urban Residential Type One Hold (H(R1)) Zone" to "Urban Residential
Type Two Exception 54 (R2-54) Zone"
"Urban Residential Type One Hold (H(R1)) Zone" to "Urban Residential
Type Two Exception 72 (R2-72) Zone"
"Urban Residential Type One Exception 95 (R1-95) Zone" to "Urban
Residential Type Two Exception 54 (R2-54) Zone"
"Urban Residential Type One Exception 95 (R1-95) Zone" to "Urban
Residential Type Two Exception 72 (R2-72) 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 of the Planning Act.
Passed in Open Council this XX day of XXXX 2023
Adrian Foster, Mayor
June Gallagher, Municipal Clerk