HomeMy WebLinkAboutPDS-052-24Public 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: December 9, 2024 Report Number: PDS-052-24
Authored By:
Submitted By:
Reviewed By:
File Number:
Report Subject:
Ruth Porras, Senior Planner
Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Mary-Anne Dempster, CAO
COPA-2024-0005 and ZBA-2024-0011 Resolution#:
Applications for Clarington Official Plan Amendment and Zoning By-law
Amendment for 1420 and 1422 Nash 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-052-24 and any related communication items, be received for
information only;
2.That staff receive and consider comments from the Public, Review Agencies, and
Council with respect to the Clarington Official Plan Amendment and Zoning By-Law
Amendment applications submitted by Meredith Consultant Services on behalf of
Alesandro Sirizzotti, Rico Patrick Sirizzotti, Luigi Sirizzotti, Pasquale Sirizzotti,
Adelina Pelosi, Giulio Sirizzotti, and Marisa Sirizzotti and continue processing the
applications including the preparation of a subsequent recommendations report; and
3.That all interested parties listed in Report PDS-052-24 and any delegations be
advised of Council’s decision.
Municipality of Clarington Page 2
Report PDS-052-24
Report Overview
The Municipality is seeking the public’s input on applications for a proposed Official Plan
Amendment and Zoning By-law Amendment to permit a total of 73 residential units
consisting of 4-storey apartment building with a total of 51 units, 3 -storey stacked
townhouses with 12 units, and two 3-storey townhouses each with 5 units at 1420 and 1422
Nash Road in Courtice.
1. Background
1.1 On July 31, 2024, Meredith Consultant Services, on behalf of Alesandro Sirizzotti, Rico
Patrick Sirizzotti, Luigi Sirizzotti, Pasquale Sirizzotti, Adelina Pelosi, Giulio Sirizzotti,
and Marisa Sirizzotti submitted applications for an Official Plan Amendment and Zoning
By-law Amendment to permit 73 residential units consisting of 4-storey apartment
building with a total of 51 units, 3-storey stacked townhouses with 12 units, and two
three-storey townhouses each with 5 units with a total of 73 residential units at 1420
and 1422 Nash Road in Courtice (see Figure 1). The applications were deemed
complete on August 30, 2024.
Figure 1 – Proposed Conceptual Plan
Municipality of Clarington Page 3
Report PDS-052-24
1.2 The proposed residential units and parking spaces breakdown will be as follows (see
Table 1):
Built Form Unit Type Units Parking Spaces
Apartment Building One Bedroom 37 51 parking spaces
Two Bedroom 14
Townhouses Three Bedroom 10 20 parking spaces
Stacked
Townhouses
One Bedroom 5 12 parking spaces
Two Bedroom 7
Total 73 95 (including 12 Visitor
Parking Spaces)
Table 1 – Proposed Residential Units and Parking Spaces
1.3 The proposal includes 120 square metres of indoor amenity space and 228 square
metres of outdoor amenity space.
1.4 Access to the site is proposed off Nash Road and walkways are proposed along the
internal drive aisles and parking area.
1.5 Applications for site plan approval or standard condominium have not been submitted.
2. Land Characteristics and Surrounding Uses
2.1 The subject lands are comprised of two properties on the north side of Nash Road
municipally known as 1420 and 1422 Nash Road, Courtice, mid-block between
Townline Road and Varcoe Road. The site has approximately 55 metres of frontage
along Nash Road and a small portion on Townline Road.
2.2 The subject lands are vacant. The site area is approximately 3.03 ha (7.50 acres).
Natural heritage features are located towards the rear of the property. Two tributaries
transverse the property connecting to Harmony Creek. The properties also contain
wooded areas and a wetland (See Figure 1)
Municipality of Clarington Page 4
Report PDS-052-24
2.3 The surrounding uses are as follows:
North – Existing single detached dwellings and wooded areas.
East – Existing single detached dwellings.
South – Existing single detached dwellings and auto-oriented shopping plaza.
West – Existing single detached dwellings and redevelopment in the City of
Oshawa.
3. Provincial Policy
The Provincial Planning Statement 2024
3.1 The Provincial Planning Statement (PPS) encourages planning authorities to create
healthy, livable, and safe communities by accommodating an appropriate range and
mix of housing types, including affordable housing and shall promote development
patterns that efficiently use land and infrastructure. Opportunities for redevelopment
and intensification are to be promoted where it can be accommodated.
3.2 The PPS policies direct growth to settlement areas and promote compact development
forms. The subject lands are located within the Courtice Urban Area. Planning
authorities are to facilitate a variety of housing forms and promote residential
intensification to achieve efficient use of land, especially along public transit and active
transportation routes.
3.3 The new PPS has been combined with the Growth Plan and now encourages a
minimum density target of 50 residents and jobs per gross developable hectare in
designated growth areas.
3.4 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.
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 their ecological functions.
Municipality of Clarington Page 5
Report PDS-052-24
4. Official Plan
Durham Region Official Plan (Envision Durham)
4.1 On September 3, 2024, the Ministry of Municipal Affairs and Housing approved Envision
Durham, which is the new Regional Official Plan, with modifications. The Durham
Region Official Plan (Envision Durham) designates the subject lands as “Community
Areas.”
4.2 Community Areas are to be planned for a variety of housing types, sizes, and tenures,
including townhouses and apartments within connected neighbourhoods. These areas
can also include population-serving uses and shall be developed in a compact form
through higher densities and by intensifying and redeveloping existing areas.
4.3 The Regional Official Plan Greenland System mapping shows Regional Natural System
and Key Hydrologic Features on the subject lands. Site alteration is not permitted in
Regional Natural System and Key Hydrologic Features including any vegetation
protection zone (VPZ). Within Urban Areas the VPZ shall be determined through an
environmental impact study (EIS).
Clarington Official Plan (COP)
4.4 The Clarington Official Plan designates the subject lands “Urban Residential” along
Nash Road and the balance is designated “Environmental Protection Areas.” The
subject lands are within the Courtice Built Boundary. The Urban Residential
designation is predominantly intended to provide for a variety of housing densities,
tenures, and types in neighbourhoods for all incomes, ages, and lifestyles.
4.5 The Clarington Official Plan contains criteria for multi-unit residential development. The
policies state that development shall be suitable to accommodate the proposed density
and built form and shall be compatible with the surrounding context. Any intensification
or infill development in established neighbourhoods, such as the one being proposed,
must also consider and respect the surrounding neighbourhood. Consideration will be
given to:
Pattern of lots;
Suitability of the size and shape of the site;
Compatibility with the surrounding neighbourhood;
Building types of nearby properties;
Height, scale, and siting of buildings;
Setback of buildings from the street;
Rear and side yard setbacks;
Shadowing, and the location of parking and amenity areas;
Minimize the impact of traffic on local streets;
Multiple and direct vehicular accesses from the public street, without reliance on
easements;
Variety of unit designs; and
Townhouses sited on blocks shall generally not exceed 50 units.
Municipality of Clarington Page 6
Report PDS-052-24
4.6 The Clarington Official Plan provides the Urban Structure Typologies for specific areas
of the Municipality. These identified areas are where growth and higher intensity-built
forms are to be directed. Sites adjacent to arterial roads shall have a minimum density
of 19 units per hectare. The built form shall be between 1 to 3 storeys and primarily
used for ground-related units including townhouses, semi-detached, or detached
dwellings, and limited apartments.
4.7 Environmental Protection Areas are recognized as the most significant components of
the Municipality’s natural environment. As such, these areas and their ecological
functions are to be preserved and protected from the effects of human activity.
Environmental Protection Areas include the natural heritage features and
hydrologically sensitive features that comprise the natural heritage system as well
as those lands within the regulatory flood plain of a watercourse.
A woodlot and wetland have been identified on the site, as well as a tributary of
Harmony Creek. An Environmental Impact Study (EIS) is required to determine the
exact limits of development, including limits to natural heritage system. The EIS
must demonstrate that the proposal is consistent with Official Plan policies.
4.8 Where a development or redevelopment proposal includes non -developable land or
land designated as an Environmental Protection Area, the Municipality may require that
such land be dedicated to the Municipality and will not be accepted as statutory
parkland dedication.
4.9 A draft official plan amendment is included in Attachment 1.
5. Zoning By-law 84-63
5.1 The subject lands are currently zoned “Agricultural (A) Zone” and “Environmental
Protection (EP) Zone”. A Zoning By-law Amendment is required to permit the proposed
residential development on the subject lands.
5.2 Finalization of appropriate zone uses and provisions 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. A Hold symbol will be implemented as part of the
rezoning to ensure the conditions of the site plan have been fulfilled.
5.3 A draft zoning by-law is included in Attachment 2.
6. Summary of Background Studies
6.1 The applicant has submitted several supporting documents which have been circulated
to departments and agencies for review and comment. The list of studies and drawings
are on the development application webpage www.clarington.net/1420NashRoad and
are also available upon request. A summary of the submitted reports and studies will
be provided in a future recommendation report.
Municipality of Clarington Page 7
Report PDS-052-24
7. Public Notice and Submissions
7.1 Given the postal strike, Public Notices were either hand-delivered by municipal Staff or
couriered to 64 households within 120 metres of the subject lands on November 15,
2024, and two public meeting signs were installed on the subject lands along Nash
Road and Townline Road North. Details of the proposed application were also posted
on the Municipality’s website, and in the Clarington Connected e-newsletter.
7.2 As of writing this report, staff have received inquiries from a neighbour with respect to
the proposed development. The concerns were related to the traffic and speed on
Nash Road, the fact that there is only one entrance for the development, whether this
was the first of many phases, and whether the project was government housing. Staff
will continue to process any public inquiries received. Comments received at the
Statutory Public Meeting will also be considered and included in the recommendation
report.
7.3 Staff will continue to process any public inquiries received. Comments received at the
Statutory Public Meeting will also be considered and included in the recommendation
report.
8. Departmental and Agency Comments
8.1 The applications were circulated to internal departments and external agencies for
review and comments. At the time of writing this report, staff did not receive all of the
agency and department comments. A list and summary of the agency and internal
department comments received, as well as all public comments received, will be
included in a subsequent recommendation report.
9. Discussion
Proposed Residential Development
9.1 The proposed residential development is located within the Courtice Built Boundary
and the proposed residential uses represent a form of development encouraged for the
most part by Provincial, Regional, and Municipal policies. It aims to develop a total of
73 residential units, comprising 51 apartment units and 22 units spread across two
townhouse blocks and one stacked townhouse block. The proposed parking includes a
total of 95 surface parking spaces with primary access to the site being provided from
Nash Road.
Municipality of Clarington Page 8
Report PDS-052-24
Figure 2 – Rendering of Proposed Development
Multi-unit Residential Development Locational Criteria, Urban Design and Site
Development
9.2 The subject lands front onto Nash Road a Type C Arterial Road. Sites adjacent to
arterial roads shall have a minimum density of 19 units per hectare. The proposal is for
about 96 units per hectare. The site is located at the edge of the established
neighbourhood and is surrounded by large residential properties. A significant portion
of the subject lands contain natural heritage features.
9.3 The proposed development would include townhouses and stacked townhouses with a
height of 3 storeys and an apartment building with a height of 4 storeys. The proposed
4-storey building is not in conformity with the 3-storey height restriction of the locational
criteria and therefore requires an Official Plan Amendment.
9.4 The Clarington Official Plan contains policies and guidelines for developments within
the Urban Residential designation that will need to be considered when reviewing the
applications. Development shall be suitable to accommodate the proposed density,
built form, heights, and yard setbacks, and shall be compatible with the surrounding
context. Development shall also minimize the impact of traffic on local streets and
generally provide multiple vehicular accesses from the street, without reliance on
easements. Consideration of these policies will enhance the development while being
respectful of the existing built form and surrounding community.
9.5 A Master Block Plan and Shadow Analysis were prepared by the applicant as part of
an Urban Design Brief to demonstrate how the proposal connects to other potential
infill sites in the event that the adjacent sites redevelop and to identify impacts of the
development on surrounding areas, as well as the site itself.
Municipality of Clarington Page 9
Report PDS-052-24
9.6 Further discussion on the appropriateness of the proposed built form, heights,
densities, reduced front yards general site layout and interface with the natural heritage
features will be addressed through a subsequent recommendation report.
Housing Diversity
9.7 The Clarington Official Plan encourages a broad range of housing types, tenures and
cost within Settlement Areas to meet the evolving housing needs for people of all ages,
abilities, and income groups with a minimum of 30% of the proposed units to be
affordable. The applicant has indicated that the proposed development would be a
residential standard condominium. It is expected that the apartment building will be
geared towards rentals, while the townhouse units will be sold as independent units.
Housing created by the development will be more attainable due to the smallest sizes.
Environmental Protection Areas
9.8 The property is located within the Harmony Creek Watershed and contains a number
of regulated natural features. The Clarington Official Plan identifies the natural heritage
system, tributaries and associated floodplains and Provincially Significant Wetland.
Woodlots have also been identified on the site. The proposal illustrates woodlot
removal and a 15-metre vegetation protection zone from the evaluated PSW which is
less that the required 30-metres vegetation protection zone identified in the Clarington
Official Plan from the wetland feature. Further discussion with the applicant will be
required.
9.9 The Environmental Protection designation can be refined through various studies,
including the Environmental Impact Study, and the findings of the studies are to be
reflected in the implementing site-specific zoning-by-law. The EIS must demonstrate
that the proposal is consistent with the Official Plan policies. Further discussion on the
findings of the EIS submitted for review and the appropriateness of the proposed
woodlot removal and VPZ encroachment will be addressed through a detailed review
and a subsequent recommendation report.
Access to the Site, Circulation, Pedestrian Connections, Amenity Space, and
Landscaping
9.10 The site proposes to have vehicular access via Nash Road. The townhouses, stacked
towns, and apartment building are situated along an internal network of drive aisles. A
walkway connects to the sidewalk on Nash Road and extends to the north and east
part of the development. The proposal shows pedestrian paths and trails that extend to
the environmental protection area that would need further analysis through the review
once the site plan application is received.
9.11 Amenity areas are to be provided based on a total of 73 units as per Municipal Amenity
Guidelines. The amenity areas are deficient and will be assessed in terms of the size,
use and location upon receipt of a site plan application.
Municipality of Clarington Page 10
Report PDS-052-24
Parking
9.12 The parking includes a total of 95 parking spaces. Parking provisions of the Zoning By-law
require 117 parking spaces. The proposed concept is deficient by twenty-two parking
spaces. Further discussion with the applicant on the appropriateness of the proposed
parking supply will be required.
10. Financial Considerations
10.1 Not Applicable, as this is a public meeting report to gather public input and the analysis of
the proposal and the reports are being reviewed by the different agencies, additional
financial considerations that may arise will be discussed in a subsequent recommendation
report.
11. Climate Change
11.1 As this is a public meeting report to gather public input and the analysis of the proposal and
the reports are being reviewed by the different agencies, a fulsome analysis of the
proposal, including the impacts on climate change will be discussed in a subsequent
recommendation report.
12. Strategic Plan
12.1 The proposed development will be reviewed against the three pillars of the Claringto n
Strategic Plan 2024-27. Staff will give special attention to the priorities of growing resilient,
sustainable, and complete communities and connecting residents through the design of
safe, diverse, inclusive, and vibrant communities. An analysis of the proposed
development’s interaction with the specific priorities of the Strategic Plan will be included in
the future recommendation report.
13. Concurrence
13.1 Not Applicable.
14 Conclusion
14.1 The purpose of this report is to provide background information and obtain comments on
the Official Plan Amendment and Zoning By-law Amendment applications to permit a
development consisting of 4-storey apartment building with a total of 51 units, 3-storey
stacked townhouses with 12 units, and two 3-storey townhouses each with 5 units for the
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.
Municipality of Clarington Page 11
Report PDS-052-24
Staff Contact: Ruth Porras, Senior Planner, (905)623-3379 ext. 2412 or rporras@clarington.net or
Amanda Tapp, Manager of Development Review, (905)623-3379 ext. 2427 or
atapp@clarington.net.
Attachments:
Attachment 1 – Draft Official Plan Amendment
Attachment 2 – Draft Zoning By-law Amendment
Interested Parties:
List of Interested Parties available from the Department.
Attachment 1 to
PDS-052-24
The Corporation of the Municipality of Clarington
Amendment Number
To the Municipality of Clarington Official Plan
Purpose: To amend the Clarington Official Plan to permit an apartment
building with a height of four (4) storeys located on the edge of a
neighbourhood and adjacent to an arterial road.
Location: The amendment to the Official Plan applies to the property at
1420-1422 Nash Road, in Courtice.
Basis: This amendment is based on submitted applications to permit a
total of seventy-three (73) units, including a four (4) storey
apartment building, townhouse units and stacked townhouse
units, located upon lands on the north side of Nash Road, mid-
block between Townline Road and Varcoe Road.
Actual Amendment: The Clarington Official Plan is hereby amended by adding an
exception to Section 23.19. “Residential Exceptions” as follows:
Notwithstanding Table 4-3 “Summary of Urban Structure
Typologies”, lands identified by Roll Number xxxx shall, in addition
to the permitted uses within an area on the edge of a
neighbourhood and adjacent to an arterial road local, be used for
an apartment building(s) with a maximum height of 4 storeys .
Implementation: The provisions set forth in the Municipality of Clarington Official
Plan regarding the implementation of the Plan, shall apply in
regard to this Amendment.
Interpretation: The provisions set forth in the Municipality of Clarington Official
Plan regarding the interpretation of the Plan, shall apply in regard
to this Amendment. DRAFT
Attachment 2 to
PDS-052-24
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 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 ZBA2024-0011;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1.Schedule ‘1’ to By-law 84-63, as amended, is hereby further amended by changing
the zone designation from “Agricultural (A) Zone” to “Urban Residential Type Four
(R4- ) Zone” and “Environmental Protection (EP) Zone” as illustrated on the
attached Schedule ‘A’ hereto.
2.Notwithstanding Section 15.1 and 15.2, those lands zoned R4- on the Schedules to
this By-law shall be subject to the following zone provisions:
a.Residential Uses
i) An apartment building
ii)A townhouse dwelling
iii) Stacked townhouse dwelling
b. Regulations for Residential Uses
i) Density (maximum)97 units per net hectare
ii) Number of units (maximum)
a) Apartment units 51 Units
b)Townhouse units 10 Units
c) Stacked townhouse units 12 Units
iii) Yard requirements (minimum)
a)Front Yard (Nash Road) 3.0 metres
Front Yard (unenclosed porch/step) 1.5 metresDRAFT
Attachment 2 to
PDS-052-24
b) Interior Side Yard (east) 3.0 metres
c) Rear Yard – Environmental Protection Zone – 0 metres
v) Building height (maximum) 14.0 metres
vi) Parking requirements (minimum) 95 parking spaces
3. 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 “Urban Residential Type Four Exception (R4- ) Zone”
as illustrated on the attached Schedule ‘A’ hereto.
4. Schedule ‘A’ attached hereto shall form part of this By -law.
5. 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
DRAFT
Attachment 2 to
PDS-052-24
DRAFT