HomeMy WebLinkAboutPDS-027-24
Staff Report
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Report To: Planning and Development Committee
Date of Meeting: June 17, 2024 Report Number: PDS-027-24
Authored by: Amanda Tapp
Submitted By: Carlos Salazar, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Rob Maciver, Acting CAO
By-law Number: Resolution Number:
File Number: ZBA2021-0016 (Cross Reference S-C-2021-0006)
Report Subject: Revised Applications by Tribute (Courtice) Limited for Zoning By-law
Amendment for 309 residential units in Courtice.
Recommendations:
1. That Report PDS-027-24 and any related delegations or
communication items, be received;
2. That the Zoning By-law Amendment application submitted by Tribute
(Courtice) Limited be approved as contained in Attachment 1 to
Report PDS-027-24;
3. That once all conditions contained in the Zoning By-law with respect
to the removal of the (H) Holding Symbol are satisfied, the By-law
authorizing the removal of the (H) Holding Symbol be approved;
4. That the Region of Durham Planning and Economic Development
Department and Municipal Property Assessment Corporation be
forwarded a copy of Report PDS- 027-24 and Council’s decision; and;
5. That all interested parties listed in Report PDS-027-24 and any
delegations be advised of Council’s decision.
Municipality of Clarington Page 2
Report PDS-027-24
Report Overview
This is a recommendation report relating to the applications for a Zoning By-law
Amendment by Tribute (Courtice) Limited to permit 139 single detached dwellings, 59 street
townhouse dwellings and a regional corridor block. The Plan also contains a neighbourhood
park block, a school block, an open space block, a stormwater management block, a
walkway block, and roads to be dedicated to the Municipality.
1. Application Details
1.1 Owner/Applicant: Tribute (Courtice) Limited (also legally know as Ridgeworth
Developments Inc. and Limerock Developments Inc.)
1.2 Proposal: Zoning By-law Amendment
To rezone a portion of the lands from “Agricultural (A)” to an
appropriate “Urban Residential (R3)” Zone that would permit
single detached and townhouse dwellings with the proposed
lot sizes and provisions and “Environmental Protection (EP)”
Zone.
1.3 Area: 31.18 hectares (77.0 acres)
1.4 Location: 1588 Bloor Street, northwest of Bloor Street and Trulls Road,
Courtice
1.5 Roll Numbers: 1817-010-060-06600 and 1817-010-060-07404
1.6 Within the Built Boundary: No
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Report PDS-027-24
Figure 1 – Area Subject to Applications
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Report PDS-027-24
2. Background
2.1 In November 2021, Tribute (Courtice) Limited submitted applications for a
proposed Draft Plan of Subdivision and Zoning By-law Amendment for lands at
1588 Bloor Street, Courtice
2.2 A Statutory Public Meeting was held on January 16, 2023, to provide background
information regarding the applications and to obtain public comments. The initial
proposal consisted of 347 residential units, consisting of 136 single detached
units, 32 semi-detached units, 68 freehold townhouses and 111 condominium
townhouses.
2.3 Since the Public Meeting Report, the applicant has worked towards resolving
staff, agency, and public comments. The latest Draft Plan of Subdivision has
been revised as follows:
The unit count (for the freehold lots) was reduced from 336 units
consisting of 136 single detached dwellings, 32 semi-detached dwellings
and 68 townhouse dwellings to 198 units consisting of 139 single
detached dwellings and 59 street townhouse dwellings;
The park block has been relocated adjacent to the school block and has
an area of 1.5 hectares as required by Secondary Plan policy;
A former future development block adjacent to Trulls Road has been
lotted out for single detached dwellings accessed by a public lane.
2.4 A summary of the public submissions from the Statutory Public Meeting is
provided in Section 8 of this report.
3. Land Use Characteristics and Surrounding Uses
3.1 The subject lands are located at the north-west corner of Bloor Street and Trulls
Road within the Southeast Courtice Secondary Plan area. The subject lands are
bounded by: Bloor Street to the south, a Type ‘A’ Arterial Road under the
jurisdiction of the Region of Durham; Trulls Road to the east, a Type ‘B’ Arterial
Road under the jurisdiction of the Municipality of Clarington and to the north, in
part, by Meadowglade Road, a Type ‘C’ Arterial Road under the jurisdiction of the
Municipality of Clarington.
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Report PDS-027-24
3.2 The most prominent feature on the subject lands is the valley of Robinson Creek
and the associated valley slopes. These occupy most of the western half of the
proposed Draft Plan of Subdivision. The eastern half of the property is currently
farmland which slopes gently in a northeast-to-southwest direction.
3.3 Figure 2 shows the location of the Riley Park Developments Inc. (Tribute
Communities) applications adjacent to the subject lands to the north. The
planning opinions, conclusions and recommendations are based on a
comprehensive consideration of the two plans together.
Figure 2 – Aerial Imagery of subject lands and surrounding lands
Subject
Lands
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Report PDS-027-24
3.4 The neighbouring lands are currently used predominantly for agricultural
purposes but are slated for future urban development. They are described as
follows:
North: Vacant cultivated lands subject to Draft Plan of
Subdivision and Zoning By-law Amendment
Applications (S-C 2021-0005, ZBA 2021-0015).
West: Vacant, Robinson Creek and further west are stacked
townhouse currently under construction.
East: Trulls Road, one vacant and existing dwelling on large
lots.
South: Vacant lands subject to approved Draft Plan of
Subdivision and Zoning By-law Amendment
applications (S-C 2021-0007, ZBA 2021-0017).
4. Provincial Policy
Provincial Policy Statement
4.1 The Provincial Policy Statement 2020 (PPS) provides policy direction on land use
planning and development for matters of provincial interest. This includes
protecting 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 land use designations and policies, municipal
official plans and secondary plans are the most important vehicle for
implementing the PPS.
4.2 The Provincial Policy Statement focuses on 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 applications are consistent with the Provincial Policy Statement.
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Report PDS-027-24
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 In order to promote intensification, the Growth Plan has mapped a Built Boundary
that identifies the limits of existing development. Lands outside of the Built
Boundary are designated as Greenfield Areas. 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. The subject lands are
designated Greenfield Areas.
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
Sub watershed Plan.
4.9 The applications conform with the policies and objectives of the Growth Plan.
5. Official Plans
Durham Regional Official Plan
5.1 The Durham Region Official Plan designates the lands as Living Areas and
Regional Corridors along Bloor Street.
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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 roads
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.
5.5 The applications conform with the policies and objectives of the of Durham
Region Official Plan.
Clarington Official Plan
5.6 The Clarington Official Plan seeks to create walkable neighbourhoods and to
provide a variety of uses within each neighbourhood. New neighbourhoods will
have a variety of housing densities, tenure and types for all incomes, ages, and
lifestyles. Three key principles which provide direction for the policies of the
Official Plan are: sustainable development, healthy communities, and growt h
management.
5.7 The Clarington Official Plan designates the subject lands as Urban Residential,
Regional Corridor and Environmental Protection Area.
5.8 The Urban Residential designation shall predominantly be used for housing
purposes, providing for a variety of densities, tenure, and types. Neighbourhoods
must be walkable, compact, connected and create a high-quality public realm.
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5.9 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.
5.10 The lands associated with the headwaters and tributaries of Tooley Creek, and
Robinson Creek are designated Environmental Protection Areas. 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.
5.11 The applications conform with the policies and objectives of the Clarington
Official Plan.
Southeast Courtice Secondary Plan
5.12 The Southeast Courtice Secondary Plan designates the subject lands as Medium
Density Regional Corridor, Low Density Residential, Environmental Protection
Area and Neighbourhood Park. There are also elementary school and
stormwater management facility symbols shown on the lands.
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 of less than 60 units per net hectare. Development on lands designated
Low Density Residential shall have a minimum net density of 13 units per hectare
and shall not exceed three storeys in height.
5.14 Within the Medium Density Regional Corridor designation, the predominant use
of lands is 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. Within Regional Corridors, the greatest heights and
densities shall occur at Prominent Intersections and the nodes which surround
them. The Prominent Intersection at Bloor Street and Trulls Road shall feature
built form no less than four storeys in height and is encouraged to include retail
and service uses that provide amenities 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.
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Report PDS-027-24
5.17 The applications conform with the policies and objectives of the Southeast
Courtice Secondary Plan.
Southeast Courtice Urban Design and Sustainability Guidelines
5.18 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.
5.19 The applications conform with the policies and objectives of the Southeast
Courtice Urban Design and Sustainability Guidelines.
6. Zoning By-law
6.1 Zoning By-law 84-63 zones the subject lands “Agricultural (A)”.
6.2 A Zoning By-law Amendment proposes to place the subject lands in an
appropriate R3 Urban Residential zone subject to a Holding zone to implement
the Draft Plan of Subdivision. Open space lands and their buffers would be
placed in the Environmental Protection (EP) Zone. A draft Zoning By-law
Amendment for the subject lands is provided as Attachment 3 to this report.
6.3 The Holding zone will remain on the lands until the necessary conditions of draft
approval and development agreements are in place for the draft plan of
subdivision. The development agreements will require the applicant to, among
other matters:
address the recommendations of the background studies, including
submission of additional information, plans, and reports; and
provide for municipal services and road works that will service the
development.
6.4 The regional corridor block will remain zoned “Agricultural (A)” until such time as
the necessary concept plans have been provided to staff for consideration . A
subsequent report to the Planning and Development Committee to recommend a
proposed zoning change for the regional corridor block will be scheduled at the
appropriate time.
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Report PDS-027-24
7. Summary of Background Studies
Planning Justification Report, November 2021, revised January 2024
7.1 The Planning Report prepared and submitted in support of the proposal
concludes that the applications represent good planning and are in the public
interest.
Functional Servicing Report, revised February 2024
7.2 The Functional Servicing Report submitted in support of the proposal concludes
that subject to a trunk water and sewer extension in Baseline Road from Trulls
Road to Courtice Road, water and sanitary services will be available to service
the proposed plan of subdivision. An appropriate condition of draft approval will
be imposed.
Stormwater Management Report, revised February 2024
7.3 The Stormwater Management Report submitted in support of the proposal
concludes that subject to the construction of storm sewer connections and
related infrastructure within the road allowances and the construction of the
proposed stormwater management facility on Block 156, stormwater
management is available for this proposed plan of subdivision.
Noise Impact Study, revised January 2024
7.4 The Noise Impact Study submitted in support of the proposal concludes that
subject to noise mitigation measures (acoustic fencing, upgraded building
materials, mandatory air conditioning) and warning clauses that the sound levels
for future residents are acceptable. An appropriate condition of draft approval will
be imposed.
7.5 An update to the Noise Impact Study will be required for Regional Corridor block
152 when subsequent planning applications are submitted detailing the proposed
development for that block.
Phase II Environmental Site Assessment, June 2023
7.6 The Phase II Environmental Site Assessment concludes that no risk assessment
or remediation is required prior to a Record of Site Condition being submitted to
the Ministry of the Environment, Conservation and Parks. An appropriate
condition of draft approval will be imposed.
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Environmental Impact Study, November 2021; update memo February 2024
7.7 The Environmental Impact Study submitted in support of the proposal concludes
that, subject to appropriate buffers and grading, the proposal will not have a
negative impact on the natural heritage system.
Energy Efficiency and Sustainability Plan, November 2021, amended January 2024
7.8 The Energy Efficiency and Sustainability Plan submitted in support of the
proposal concludes that the proposal meets the principles of Sustainable
Development as outlined in the Municipality of Clarington Official Plan.
Stage 1, 2 and 3 Archaeological Assessment, November 2018, and February 2020
7.9 The Stage 1 and 2 Archaeological Assessments submitted in support of the
proposal determined that there is high cultural heritage value and interest
potential for recovering significant archaeological resources within the
boundaries of the current Study Area. However, upon completion of the Stage 3
Assessment it was determined that a Stage 4 Assessment is not warranted . It is
recommended that development not proceed before receiving confirmation from
the Ministry of Heritage, Sport, Tourism, and Culture Industries, (MHSTCI) that
the report has been reviewed and entered into the Provincial Register of Reports,
and all other government agencies have signed off. An appropriate condition of
draft approval will be imposed.
Transportation Impact Study, revised February 2024
7.10 The Transportation Impact Study submitted in support of the proposal concludes
that:
Traffic anticipated to be generated by the proposed
development can be accommodated by the study road
network;
The proposed development should implement the TDM
measures and incentives identified in the report to support
active transportation and transit and to reduce the numbers of
single-occupant-vehicle trips to and from the proposed
development; and
The proposed development provides sufficient on-street
parking.
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8. Public Submissions
8.1 A Statutory Public Meeting was held on January 16, 2023. Notification was
provided to all property owners within 120 metres of the subject lands. Signage
was posted on the lands and notification was also posted to the Municipality’s
website.
8.2 No member of the public spoke at the statutory public meeting. Staff received
comments from a local councillor and enquiries from members of the public. The
public enquiries were general in nature, requesting additional information on the
files.
8.3 These comments are discussed in Section 10 of this report.
9. Department and Agency Comments
9.1 Various agencies and internal departments were circulated for comments on the
application. Circulated departments and agencies did not provide objections to the
proposed Zoning By-law Amendment. Comments received focused on the proposed
Draft Plan of Subdivision S-C-2021-0006. Comment received pertaining to the Draft
Plan of Subdivision will be addressed prior to issuance of Draft Approval by the Deputy
CAO of Planning and Infrastructure Services.
10. Discussion
10.1 The proposed development of 139 single detached dwellings and 59 street
townhouse dwellings helps to meet Provincial Growth Plan targets by adding
dwellings within the existing urban area.
10.2 The proposed development includes a neighbourhood park and environmental
protection lands being conveyed to the Municipality, which meets municipal
objectives and helps protect the natural heritage system.
10.3 New roads and other services will be provided to service this development and
planned future developments to the north, south and east. The road pattern
allows for connectivity to the planned future developments to the north, south and
east. More specifically, the proposed road network provides for proper road
connectivity and integration with the future development lands to the north (Riley
Park Developments, Tribute, SC-2021-0005).
10.4 The proposed development relies on a trunk sewer extension in Baseline Road
from Trulls Road to Courtice Road. The applicant is aware of these servicing
constraints and has agreed to the appropriate conditions of draft approval being
included.
10.5 The circulated external agencies, authorities and internal departments have no
objection to the Zoning By-law Amendment application subject to conditions that
will be implemented through draft approval process.
Municipality of Clarington Page 14
Report PDS-027-24
10.6 The proposed development meets the intent of the Provincial Policy Statement,
the Growth Plan, the Durham Region Official Plan, and the Clarington Official
Plan.
10.7 The proposed development represents good planning.
Addressing Comments from Residents
10.8 While no members of the public spoke at the January 2023 statutory public
meeting, staff received comments from a local councillor and enquiries from
various members of the public. The public enquiries were general in nature,
requesting additional information on the files.
11. Financial Considerations
11.1 The capital infrastructure required for this development will be built by the
developer and assumed by the Municipality upon acceptance. The Municipality
will include the new capital assets in its asset management plans and be
responsible for the major repair, rehabilitation, and replacement in the future.
11.2 Maintenance and minor repairs of the neighbourhood park, environmental
protection lands, walkways and road infrastructure will be included in future
operating budgets upon acceptance.
Perfect Storm Report
11.3 On April 15, 2024, Council endorsed the CAO's ‘Perfect Storm” report which
expressed significant concerns related to recent changes to Provincial legislation
resulting in reduced parkland dedication for new neighborhoods. Council passed
resolution April 15, 2024, on directing staff to conduct Fiscal Impact Assessments
for any developments impacted by Bill 23, while continuing to process
applications, to ensure that both Council and the community understand the full
cost of these changes.
11.4 Staff met with Tribute representatives, and they agreed to provide the parkland
requirements pre-bill 23 for their applications and at no cost to the municipality
for any over-dedication. There are no parkland reductions from these
applications compared to the approved Secondary Plan. Therefore, there is no
need to undertake an update of the Fiscal Impact Assessment as there are no
additional costs to the Municipality.
12. Concurrence
12.1 Not Applicable.
Municipality of Clarington Page 15
Report PDS-027-24
13. Conclusion
13.1 In consideration of all Agency, Staff and Public comments, it is respectfully
recommended that the Zoning By-law Amendment as written in Attachment 1 as
submitted by Tribute (Courtice) Limited, be supported and approved respectively.
Staff Contact: Amanda Tapp, Manager, Development Review 905-623-3379 Ext
2427 or atapp@clarington.net.
Attachments:
Attachment 1 – Zoning By-law Amendment
Interested Parties:
List of Interested Parties available from Planning and Infrastructure Services Department.
Attachment 1 to PDS-027-24
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Coordinator at 905-623-3379 ext. 2131.
Corporation of the Municipality of Clarington
By-law Number 2024 – ____
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 2021-0016
Now therefore the Council of the Corporation of the Municipality of Clarington enacts as
follows:
1. Section 14.6. “Urban Residential Type Three (R3) Zone” is amended by introducing a
new Subsection 14.6.75 as follows:
“Section 14.6.75 “Urban Residential Type Three Exception (R3- 75) Zone”
Notwithstanding Sections 3.16c, 3.16e (vi) and (vii), 3.28, Sections 12.1 a. and b., 12.2
a. i) and ii), b. i) and ii) and c. i) and ii), d. i), ii), iii) and iv), f. i) and ii), h., i., and Sections
14.1 a. and b. and 14.3 a. i) and ii), b. i) and ii), and c. i), ii), iii) and iv), e., f, g., and h.;
no person shall use any land or erect or use any building or structure in an R3-75 zone
for any purpose unless the provisions of this Section and the applicable provisions not
amended by the R3-75 zone are satisfied:
a. Permitted Uses
i) Single-detached dwelling
ii) Semi-detached dwelling;
iii) Street townhouse dwelling
iv) Elementary School
b. Regulations for single detached and semi-detached dwellings
i) Lot Area (Minimum)
a. Single-detached dwelling 245 square metres
Attachment 1 to PDS-027-24
b. Semi-detached dwelling 450 square metres
ii) Lot Frontage (Minimum)
a. Single Detached dwelling
i. Interior Lot 9.0 metres
ii. Exterior Lot 12.0 metres
b. Semi-detached dwelling
i. Interior Lot 15.0 metres
ii. Exterior Lot 18.0 metres
iii) Yard Requirements (Minimum)
a. For all through lots abutting a road on both sides or a road on one side and a
laneway on the other side, the front lot line shall be the line that abuts the
throughfare with the greater right-of-way.
b. Exterior Side Yard
i. Single detached Dwelling 3.0 metres
ii. Semi-detached Dwelling 3.0 metres
c. Interior Side Yard
i. Single detached Dwelling 1.2 metres and 0.6 metres on the other
side
ii. Semi-detached Dwelling 1.2 metres on one side only
d. Rear Yard
i. Single detached Dwelling 7.5m, except where a private garage is
accessed from a public lane or public
street, the rear yard shall be a minimum of
0.6 meters.
ii. Semi-detached Dwelling 7.5m, except where a private garage is
accessed from a public lane or public
street, the rear yard shall be a minimum of
0.6 meters.
Attachment 1 to PDS-027-24
iv) Lot Coverage (Maximum)
i. Single detached Dwelling 50 percent for the dwelling, 55 percent for
all
buildings and structures
ii. Semi-detached Dwelling 50 percent for the dwelling, 55 percent for
all
buildings and structures
v) Building Height (Maximum) 12 metres
vi) Parking Requirements (Minimum)
a. Single detached Dwelling: 2 parking spaces per dwelling
b. Semi-detached Dwelling: 2 parking spaces per dwelling
vii) On a single-detached lot with an interior lot width of less than 11 meters or an
exterior lot width of less than 13 meters, a maximum driveway width of 3.5
metres shall be permitted.
viii) For a semi-detached dwelling unit, a maximum driveway width of 3.5 metres
shall be permitted.
ix) Provisions of Section 3.28 regarding Visibility Triangles shall not apply to the
intersection of a public road and a public laneway or the intersection of a public
laneway and a public laneway.
x) Height of floor deck of unenclosed porch above finished grade
(maximum) 1.5 metres
xi) A covered and unenclosed porch/balcony having no habitable space above it
shall be permitted subject to the following:
a. In the case of an interior lot, an unenclosed porch/balcony up to a maximum
area of 12.0 metres shall be permitted provided it is located in the front yard
of the lot and shall not be calculated as lot coverage;
b. In the case of an exterior lot, an unenclosed porch/balcony up to a maximum
of 20.0 square metres shall be permitted provided it is located in the front
and/or exterior side yard of the lot and shall not be calculated as lot
coverage.
Attachment 1 to PDS-027-24
xii) For garages accessed via the front yard, vehicle doors shall not be located any
closer to the street line than the dwellings first floor front wall or exterior side
wall or covered porch projection.
xiii) The minimum setback to a sight triangle shall be 1.0m metre. In addition,
unenclosed porches, steps, patios, ramps, landscape entrance features,
attached or directly abutting the principal 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.
xiv) Steps may project into the required front, rear, or exterior side yards, but in no
instance shall the distance to the front lot line or exterior side lot line be less
than 1.0 metre.
c. Regulations for street townhouse dwellings
i) Lot Area (Minimum) 150 square metres
ii) Lot Frontage (Minimum)
a. Interior Lot 6.0 metres
b. Exterior Lot 9.0 metres
iii) Yard Requirements (Minimum)
a. For all through lots abutting a road on both sides or a road on one side and a
laneway on the other side, the front lot line shall be the line that abuts the
throughfare with the greater right-of-way.
b. Interior Side yard 1.2 metres and nil where a building has a
common wall with any building on an adjacent lot
c. Exterior Side Yard 3.0 metres
d. Rear yard 6.0 metres, except where a private garage is
accessed from a public lane or public street, the
rear yard shall be a minimum of 0.6 meters.
xv) Lot Coverage (Maximum) 55 percent for the dwelling and 60 percent
for all
buildings and structures
Attachment 1 to PDS-027-24
xvi) Landscaped Open Space (Minimum)
a. Lot 25 percent
b. Front yard 40 percent soft landscaping in the front
yard
xvii) Building Height (Maximum) 12 metres
xviii) A maximum driveway width of 3 metres shall be permitted.
xix) Provisions of Section 3.28 regarding Visibility Triangles shall not apply to the
intersection of a public road and a public laneway or the intersection of a public
laneway and a public laneway.
xx) Height of floor deck of unenclosed porch above finished grade
(maximum) 1.5 metres
xxi) A covered and unenclosed porch/balcony having no habitable space above it
shall be permitted subject to the following:
a. In the case of an interior lot, an unenclosed porch/balcony up to a maximum
area of 12.0 metres shall be permitted provided it is located in the front yard
of the lot and shall not be calculated as lot coverage;
b. In the case of an exterior lot, an unenclosed porch/balcony up to a maximum
of 20.0 square metres shall be permitted provided it is located in the front
and/or exterior side yard of the lot and shall not be calculated as lot
coverage.
xxii) For garages accessed via the front yard, vehicle doors shall not be located any
closer to the street line than the dwellings first floor front wall or exterior side
wall or covered porch projection.
xxiii) The minimum setback to a sight triangle shall be 1.0m metre. In addition,
unenclosed porches, steps, patios, ramps, landscape entrance features,
attached or directly abutting the principal 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.
xxiv) Steps may project into the required front, rear or exterior side yards, but in no
instance shall the distance to the front lot line or exterior side lot line be less
than 1.0 metre.
Attachment 1 to PDS-027-24
2. Schedule “4” to By-law 84-63, as amended, is hereby further amended by changing the
zone designation from:
“Agricultural (A) Zone” to “Environmental Protection (EP) Zone”
“Agricultural (A) Zone” to “Holding - Urban Residential Exception (R3-75) Zone”
as illustrated on the attached Schedule ‘A’ hereto.
3. Schedule ‘A’ attached hereto shall form part of this By-law.
4. This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Sections 34 and Section 36 of the Planning Act.
Passed in Open Council this _____ day of __________, 2024.
__________________________
Adrian Foster, Mayor
__________________________
June Gallagher, Municipal Clerk
Attachment 1 to PDS-027-24