HomeMy WebLinkAboutPSD-004-13 l ari� n
Leading the Way REPORT
PLANNING SERVICES DEPARTMENT
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
o/ -,001
Date: January 7, 2013 Resolution#: - - / By-law #: -N t - �
Report#: PSD-004-13 File #'s: COPA 2011-0004 and ZBA 2011-0017
Subject: APPLICATIONS TO AMEND THE CLARINGTON OFFICIAL PLAN AND
ZONING BY-LAW AND FOR A PROPOSED 4 STOREY APARTMENT
DWELLING CONTAINING 19 RESIDENTIAL UNITS
APPLICANT: 1351739 ONTARIO LIMITED
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-004-13 be received;
2. THAT Amendment No. 88 to the Clarington Official Plan submitted by 1351739 Ontario
Limited to add a "High Density Residential" symbol to the subject lands to permit the
development of nineteen (19) apartment units as contained in Attachment 7 be adopted
and the By-law adopting the Official Plan Amendment contained in Attachment 8 be
passed;
3. THAT the Zoning By-law Amendment application submitted by 1351739 Ontario Limited
be approved as contained in Attachment 9;
4. THAT the Holding (H)=symbol be-removed from the=-Residential-Exception (R4-33)-zone- ----
once all site plan matters have been addressed;
5. THAT the Region of Durham Planning Department and Municipal Property Assessment
Corporation be forwarded a copy of this report and Council's decision; and
6. THAT all interested parties listed in Report PSD-004-13 and any delegations be advised
of Council's decision.
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-004-13 PAGE 2
4
Submitted by: Reviewed by:
D . rome, MCIP, RPP Franklin Wu
Director of Planning Services Chief Administrative Officer
ATS/CP/df
19 December 2012
REPORT NO.: PSD-004-13 PAGE 3
1. APPLICATION DETAILS
1.1 Applicant/Owner: 1351739 Ontario Limited
1.2 Proposed Official Plan Amendment:
To amend the Clarington Official Plan by:
• Adding a high density residential symbol on the land use
schedule;
• Adjusting the population for the Emily Stowe Neighbourhood
from 6100 to 6150; and
• Adjusting the high density housing target for the Emily Stowe
Neighbourhood from 0 to 25, and the high density housing target
for Courtice from 550 to 575, including all changes to
corresponding totals.
1.3 Proposed Zoning By-law Amendment:
To rezone the subject lands from Neighbourhood Commercial
Exception (C2-5) Zone to an appropriate zone to permit the
proposed 4 storey, 19 unit apartment building.
1.4 Area: 0.2 ha
1.5 Location: The subject lands are located in part of Lot 31, Concession 2,
former Township of Darlington and described as Block 3, Plan 40M-
1822. The subject lands are also referred to as 2640 Trulls Road
South, Courtice (Attachment 1).
2. BACKGROUND
2.1 The subject block was approved as a future development block and created through a
plan of subdivision that received draft plan approval in 1992 and was subsequently
registered.The rezoning of the block was withheld until the finalization of a site plan
application under review at the time.
2.2 In 1996, the lands were rezoned Neighbourhood Commercial Exception (C2-5) Zone,
which permits a range of commercial uses, including a medical or dental clinic and
office space. Site plan approval was granted for a 500 square metre building containing
a medical/dental clinic and a pharmacy. The agreement was registered on title, but a
building permit was never applied for and the development of the site never
materialized.
2.3 The current owner of the subject lands applied for an official plan amendment and a
rezoning to allow for a 19-unit, four storey apartment building on the site. The applicant
indicates that the apartment units will be rental units. A preliminary site plan is included
as Attachment 3.
REPORT NO.: PSD-004-13 PAGE 4
2.4 The applicant's consultant submitted a planning justification report, a traffic impact
assessment, and a shadow study in support of the proposed developments.
2.5 Public consultation included the statutory Public Meeting held on July 11, 2011 and a
Public Information Centre held on September 12, 2012. This recommendation report
summarizes public concerns, and discusses revisions to the development concept as a
result of the feedback.
3. SITE CHARACTERISTICS AND SURROUNDING LAND USES
3.1 The subject property is a block within a previously registered plan of subdivision. The
lands are currently vacant. There are two existing driveways located along Trulls Road
(Attachment 2).
3.2 Surrounding Uses
North: Existing medium density street townhouse units
South: Open space block containing stormwater flow (part of Robinson Creek
Regulatory floodplain) and zoned Environmental Protection; existing low
density residential development
East: Existing low density residential development; lands designated Special Study
Area 1 (Courtice Town Centre Area)
West: Existing medium density street townhouse units and low density residential
development - - - -
4. PROVINCIAL POLICY
4.1 2005 Provincial Policy Statement (PPS)
The PPS identifies settlement areas as the focus of growth. Land use patterns within
settlement areas shall be based on the efficient use of land, infrastructure and other
public services, such as public transit. Opportunities for intensification and
redevelopment shall be indentified and promoted. A full range of housing options should
be promoted. Land uses that promote the minimization of vehicle trips and support
transportation choices, including public transit should be encouraged.
The applications are consistent with the PPS.
4.2 Growth Plan for the Greater Golden Horseshoe (Growth Plan)
The Growth Plan provides a framework for accommodating growth in both existing built
up areas, through intensification and redevelopment. The subject lands are within the
defined built up area. By 2015, a minimum of 40 per cent of all residential development
occurring annually within the Region of Durham is required to be within the built-up area
and will be further allocated through the Glarington Official Plan. Reducing dependence
on the automobile is achieved through the development of mixed-use, transit-
REPORT NO.: PSD-004-13 PAGE 5
supportive, pedestrian-friendly urban environments. Complete communities are those
that offer a mix of land uses and high quality public open spaces with easy access to
local stores and services. Major growth is to be directed to areas serviced by existing or
planned municipal infrastructure, such as water and sewer services.
Approval of the applications would meet the objectives of the Growth Plan.
5. OFFICIAL PLAN POLICIES
5.1 Durham Regional Official Plan
Within the Durham Regional Official Plan, the lands are designated as Living Area.
Lands designated as Living Area permit the development of communities with defined
boundaries, incorporating the widest possible variety of housing types, sizes and tenure.
The subject lands are located along Trulls Road, which is designated as a Type "B"
Arterial.
In consideration of development applications in designated Living Areas, regard shall be
had for the intent of the proposed plan to achieve the following:
• A compact urban form;
• The use of good urban design principles;
• The provision-of-convenient pedestrian access to public transit, educational facilities
and parks
• A grid pattern of roads;
• The provision and distribution of parks, trails and pathways and educational
facilities;
• The types and capacities of the existing municipal services and infrastructure, such
as roads, sanitary and water services and
• The balance between energy efficiency and cost.
The applications are consistent with the Regional Official Plan.
5.2 Regional Official Plan Amendment No. 128 (ROPA 128)
Through ROPA 128, the Region has implemented the Growth Plan objective of
accommodating on a Region-wide basis, a minimum of 40% of all residential
development through intensification within built-up areas. ROPA 128 includes policies
on promoting healthy, sustainable and complete communities.
The applications would satisfy the objectives of ROPA 128.
5.3 Clarington Official Plan
In the Clarington Official Plan, the lands are designated Urban Residential. The Urban
Residential designation would allow for Low Density residential development
REPORT NO.: PSD-004-13 PAGE 6
(predominantly in the form of single detached and semi-detached dwellings) between 10
— 30 units per net hectare. Table 9-1 from the Clarington Official Plan has been
provided below. The built form and height for the proposed development is normally
considered medium density however, given the number of units relative to the area of
the site, the development is within the high density range.
Table 9-1
Residential Density Standards
Density Net Density Predominant Maximum General
Category (Units Per Housing Forms Height' Locational
Net Ha) Criteria
Low Density 10 - 30 Single Detached 2.5 Storeys Generally internal
Semi-Detached/Link to neighbourhoods
Duplex
Medium 31 - 60 Townhouses 4 Storeys Within Town or
Density Triplex/Quadruplex Village Centres,
Low Rise adjacent to arterial
Apartments Mixed roads, or within
Use developments 100m of an
arterial/col lector
road intersection
High Density 61 — 100 Medium Rise 6 Storeys Within Town or
Apartments Village Centres
Mixed Use and adjacent
Develo meets
Medium and High density residential development will be reviewed on the basis of the
following site development criteria:
• The site is suitable in terms of size and shape to accommodate the proposed
density and building form;
• The proposed development is compatible with the surrounding neighbourhood in
terms of scale, massing, height, siting, setbacks, shadowing, and the location of
parking and amenity areas;
• Adequate on-site parking, lighting, landscaping and amenity areas are provided;
and,
• The impact of traffic on local streets is minimized.
The Clarington Official Plan contains policies that encourage the creation of affordable
rental housing and intensification that is compatible and sensitive to the physical
character of the existing neighbourhood. Residential intensification is permitted where
there is adequate hard and soft services; access to community facilities, shopping and
transit; capacity in the road system to accommodate traffic; adequate onsite parking;
and, the proposal is physically compatible with the surrounding neighbourhood.
A significant woodland and a stream are within 120 metres of the subject site. However,
this block has been created through a plan of subdivision,lands to be developed and
lands to remain in their natural state have already been determined. The preparation of
an environmental impact study is not required.
REPORT NO.: PSD-004-13 PAGE 7
Trulls Road is a Type B Arterial Road. Type B Arterial Roads are designed to move
significant volumes of traffic at moderate speeds from one part of the Municipality to the
other. Generally, one access to a Type B Arterial Road is permitted for every 80 metres.
The application to amend the Official Plan satisfies the criteria for medium and high
density sites and would continue to be supported by the overall goals and objectives of
the Official Plan.
5.4 Clarington Official Plan Amendment No. 77 (OPA 77)
OPA 77 incorporates urban design policies that support high quality design of public
and private spaces. The policies give priority to sustainable design, walkability and
accessibility, land efficiency and compact communities. The design of buildings should
not negatively impact adjacent buildings or detract from the identity or character of an
area. Public streets are to include street trees and plantings to enhance the
attractiveness of the street. Green development standards are also encouraged.
The applications are supportive of the policies of OPA 77. Should the applications
proceed, Staff will ensure the design objectives are implemented through the site plan
process.
6. ZONING BY-LAW
---6.1 - -Within Comprehensive Zoning By-law 84-63, as amended, the lands are "Neighbourhood
Commercial Exception (C2-5)". The C2-5 zone permits:
• Business, professional or administration office;
• Day nursery;
• Dry cleaners distribution centre;
• Eating establishment; take-out;
• Laundry, coin-operated;
• Convenience store;
• Medical or dental clinic;
• Private club;
• Retail commercial establishment; and
• Service shop; personal.
6.2 Under the C2-5 Zone, the maximum permitted_height is 10 metres (32.8 feet) or
approximately 3 storeys.
6.3 A maximum of one dwelling unit for each non-residential use is also permitted by the
C2-5 Zone subject to meeting all the zone provisions.
6.4 The proposed Zoning By-law Amendment has been tailored to reflect the development
-plan on a site-specific basis, including a maximum height provision of 13.6 metres (44.5
feet) or approximately 4 storeys and a minimum front yard setback of 3.0 metres.
REPORT NO.: PSD-004-13 PAGE 8
7. SUMMARY OF BACKGROUND STUDIES
7.1 Planninq Justification Report prepared by D.G. Biddle &Associates Limited, May 2011
The proposal was reviewed in detail against the PPS, Growth Plan, Durham Regional
and Clarington Official Plans. The report finds that the subject site is an appropriate
location for the intensification of development within the well-serviced neighbourhood.
Trulls Road is designed to handle high traffic volumes which will provide good and
efficient access. The site is also across from the Courtice Town Centre area, which will
provide future retail and support services to the future residents. The site is suited for
higher density rental accommodation and is served by Durham Regional Transit and
GO Transit on Highway 2, a short distance from the site.
7.2 Traffic Impact Assessment prepared by Tranplan Associates, November 1, 2012
The Traffic Impact Assessment finds that the traffic generated by the proposed
development will have no perceptible level of impact on the existing road network. The
site generated traffic will be much less than the hourly/daily fluctuations on a typical
urban collector/arterial roadway. There will be no meaningful delays as a result of the
proposed development. The traffic generated does not warrant any road improvements
such as dedicated turning lanes.
7.3 Shadow Study prepared by SA Corporation, November 2, 2011
In response to concerns raised at the Public Meeting, a shadow'study`has been
prepared. Excerpts of the shadow study illustrating the morning and noon impacts for
each period, worse case scenario, included as Attachment 6. The study models shadow
effects at four times throughout the year—during the longest day, the shortest day and
during both the spring and fall equinox. During the fall, winter and spring months, the
proposed building would cast limited shadows during the early morning hours.
Otherwise the shadows will be contained on the apartment site itself. The study also
shows that the townhouse units along Bushford Street will cast limited shadows onto the
apartment site during the evening hours at certain times of the year. The shadow study
demonstrates that this building will not result in significant shadow impacts on adjacent
private properties.
8. PUBLIC SUBMISSIONS
8.1 A Public Meeting was held on July 11, 2011. Public Notice was given by mail to each
landowner within 120 metres of the subject site and public meeting signs were erected
along the Trulls Road frontage of the site.
8.2 An Open House was held on September 12, 2012 at Dr. Emily Stowe Public School in
Courtice and was well attended.
8.3 Several objections to the development have been received including a petition
containing approximately 65 entries. Concerns raised by area residents can be
summarized as follows:
REPORT NO.: PSD-004-13 PAGE 9
• Residential use is inappropriate at this density and lot is too small;
• Proceed with townhouses or plaza as originally planned;
• Parkland/green space is a more suitable use for the site;
• Negative youth/criminal activity will increase;
• Neighbourhood will decline and become undesirable;
• Police presence is currently lacking;
• Property values will decrease;
• Noise levels will increase in the area;
• Car lights may spill onto neighbouring properties;
• On-street parking conflicts and traffic congestion;
• Increased pollution;
• I ncreased garbage;
• Privacy will be compromised;
• Rental units could become geared-to-income or co-op;
• Condominium units would be preferred;
• No community or municipal benefit to the development;
• Shadow impacts on adjacent properties;
• Building is too high;
• Safety is a concern;
• Need additional/improved landscaping;
• Lack of area amenities;
• Question timing of Courtice Town Centre Area;
• Revisions proposed by applicant do not satisfactorily address concerns;
• Higher fencing is preferred;
• Increased traffic will negatively impact emergency response times, given the location
of the fire station; and
• Concern of overpopulation of schools in area.
8.4 One written submission in support of the applications has been received. Members of
the public that supported the application attended the open house and discussed their
support with staff. Staff have received calls inquiring about the timing of the building
and contact information for future rental opportunities.
9. AGENCY COMMENTS
9.1 Durham Regional Planning Department
The Durham Regional Planning Department finds that the proposed amendment would
be permitted by the policies of the Regional Official Plan as the proposal promotes a
higher density use for the site. Similarly, the amendments would be consistent with the
PPS and supportive of the Growth Plan objectives.
The Region is satisfied there is no concern of potential contamination of the site and
highlight the need to complete a noise study and to satisfy CLOCA's requirements with
respect to stormwater management, servicing and grading.
REPORT NO.: PSD-004-13 PAGE 10
Trulls Road may require road widening which can be addressed through the site plan
process. Municipal sanitary and water services have been installed to the property line.
9.2 Central Lake Ontario Conservation Authority (CLOCA)
While CLOCA does not object to the proposed applications, the applicant will be
required to demonstrate through the detailed site plan design that the building will not be
impacted by any potential floodwaters. The applicant is required to submit for approval a
grading and drainage plan; a servicing plan and a sediment and erosion control plan.
The block is part of an overall subdivision plan, therefore the applicant is not required to
address water quality on site. CLOCA encourages a 'best efforts' approach on site such
as draining clean roof water to grassed areas.
Significant woodland areas are identified in the vicinity of the site. The design of the
building is encouraged to implement measures to lessen impact to migratory birds, such
as non-reflective materials.
A permit from CLOCA will be required prior to any site grading or development.
9.3 Other Agencies
The Kawartha Pine Ridge District School Board, Bell Canada, Rogers and Enbridge
Gas offer no objections.
10. DEPARTMENTAL COMMENTS
10.1 Engineering Services Department
Clarington Engineering Services has no objection to the Official Plan Amendment or
Zoning By-law Amendment. During site plan approval, the applicant will be required to
satisfy the Engineering Services Department regarding the following:
a) The site plan must utilize the two entrances (as one-way-in and one-way-out)
which currently exist on Trulls Road and which were constructed at the time that
Trulls Road was reconstructed to facilitate development of these lands.
b) The site is currently stubbed to the property line for storm sewer, sanitary sewer
and water. These existing stubs must be utilized to service the site.
c) A site grading plan and stormwater management plan must be submitted by a
Professional Engineer which demonstrates that the major and minor runoff flows
from the site will be conveyed in accordance with the Robinson Creek Master
Drainage Plan. These plans will be subject to the approval of the Director of
Engineering Services and CLOCA.
d) The subject property was provided with accesses and servicing at the time that
Trulls Road was reconstructed. The applicant will be required as a condition of
site plan approval to reimburse the Municipality for 100% of the cost for the
installation of the entrances and the storm sewer stub to the property line.
REPORT NO.: PSD-004-13 PAGE 11
10.2 Clarington Fire and Emergency Services have highlighted the need for a fire hydrant
connection within 45 metres. The Building Services Division of the Engineering Services
Department has no objection to the applications. Fire routes and water for fire-fighting is
part of the site plan review process.
11. DISCUSSION
11.1 Although a number of residents simply objected to the idea of a proposed 4-storey
building, a number of issues were raised with the design of the proposal. Since the
public meeting held in 2011, the applicant and their consultants have worked towards
addressing residents' concerns. An open house was held to present revised plans and
additional details of the development. A review of the concerns, and the efforts to
address the concerns are outlined below, followed by staff comments on the
applications.
11.2 Suitability of Site Location
The site is a suitable size and shape to accommodate the proposed density and
building form. The site can accommodate the on-site parking requirements; provides
adequate landscaped open space; and, both indoor and outdoor amenity space that
satisfies the Municipality's Amenity Guidelines for Medium and High Density
Residences.
The site is located proximate to the Courtice Town Centre area. A draft Courtice Main
Street Secondary Plan contemplates a mix of commercial, residential and community
facility uses having a maximum height of 6 storeys for the Town Centre area. The
proposed 4 storey residential building is appropriate for the subject lands as it will serve
as a transition between low-rise (2.5 storeys) built form to a medium-rise (up to 6
storeys) built form permitted in the Town Centre area.
The creation of affordable rental units is encouraged by all levels of government
including the Clarington Official Plan. The applicant has demonstrated the proposal is
compatible and sensitive to the physical character of the neighbourhood.
11.3 Densitv
The proposed apartment building meets the high density criterion (95 units per hectare),
however the built-form being a four storey building along and arterial road permissible
under the medium density category according to the Official Plan. The development is
also adjacent to existing townhouse development to the north and west providing an
appropriate transition in form and density.
A proposed Official Plan Amendment (Attachment 7) allows for the increased density on
the site.
11.4 Site_Design
In an effort to address resident concerns, the applicant has amended the preliminary
site plan. A summary of the changes is outlined as follows:
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REPORT NO.: PSD-004-13 PAGE 13
Provided Landscape details —to demonstrate how the rear yard can be attractively
landscaped, the applicant has provided a preliminary landscape plan (Attachment 5).
The rear yard would include a wooden pergola. The space would be treated with a mix
of interlock pavers, grassed areas and gardens. Benches and tables are also included
on the plan. The 1.8 m privacy fencing will be maintained and high-branching deciduous
trees can be planted to assist in screening along the west property line.
Other Site Design Considerations - the building design does not include balconies for
any of the units. All outdoor amenity space is provided in the rear yard at ground level.
The architect chose a design without balconies as upper floor outdoor space can give
the impression that residents using outdoor balcony space can more easily look down
into abutting rear yards.
Another common concern relates to the storage of waste and recyclables. Both the
original and revised plans incorporate an internal garbage room to accommodate
garbage, recyclable and compostable materials.
Should the Official Plan and Zoning Amendment be approved through the site plan
approval process, the Planning Services Department would require the applicant to:
a) implement measures relating to stormwater previously as part of the site plan review
process in accordance with the recommendations of the Robinson Creek and
Tooley Creek Watershed Study;
b) incorporate street tree improvements to be undertaken on Trulls Road;
c) provide on-site landscaping in accordance with the Municipality's Guidelines;
d) provide indoor and outdoor amenity areas in accordance with the Municipality's
Guidelines;
e) provide a lighting plan in accordance with the Municipality's Guidelines; and
f) provide an indoor bicycle storage area.
11.5 Parkinq
The preliminary site plan satisfies the parking requirements of Zoning By-law 84-63, as
amended. The by-law requires 1 parking space for every 1-bedroom unit and 1.25
spaces for every 2-bedroom unit. The plan shows a total of 27 parking spaces, whereas
a total of 23 are required, with four extra parking spaces that could be used for visitor
parking. The proposed site plan complies with the Zoning By-law.
Parking on neighbouring streets has been highlighted as a concern. On-street parking is
permitted along Trulls Road, Sandringham Avenue, Strathallan Drive and Bushford
Street, subject to satisfying the regulations of the Municipality ofiCarington Traffic By-
law.
11.6 Traffic
The Traffic Impact Assessment addresses concerns relating to traffic and congestion
along Trulls Road and demonstrates there will be a neglible increase to traffic. Staff
concurs with the findings of the assessment.
REPORT NO.: PSD-004-13 PAGE 14
The Traffic Impact Assessment states the site would function with a one-way driveway
and utilizing the two existing access points to the site. The entrance would be the
southernmost access, and the exit would be the northernmost access. The site plan
could be modified to provide a narrower driveway width (from 6 metres to 4.5 metres)
and provide additional landscaping around the perimeter of the site to further buffer the
parking area from neighbouring properties.
11.7 Shadow Effects on Abuttinq Properties
Section 7.3 discusses the findings of the shadow study. The shadow study
demonstrates that this building will not result in significant shadow impacts on adjacent
private properties. Planning staff agree with the findings of the shadow study.
11.8 Planning comments
Planning staff are satisfied that the applicant has appropriately addressed resident, staff
and agency concerns to the extent possible.
The proposed rental apartment building is supported by provincial, regional and local
planning policies and staff concurs with the findings of the Planning Justification Report
prepared by the applicant's consultant. The development can satisfy the criteria for
Medium and High density as provided in the Clarington Official Plan:
• The site is suitable in terms of size and shape to accommodate the proposed
density and building form;
• The proposed development is compatible with the surrounding neighbourhood in
terms of scale, massing, height, siting, setbacks, shadowing, and the location of
parking and amenity areas;
• Adequate on-site parking, lighting, landscaping and amenity areas are provided;
and,
• The impact of traffic on local streets is minimized.
As discussed the transitional location between lower densities to the west and the Main
Central Area, and along an arterial road, makes this an appropriate location. There are
no technical reasons, traffic-related or otherwise, why the development cannot proceed.
Design considerations will continue to be reviewed during the site plan approval process
and the applicant will be required to follow through on the mitigative measures provided
to date and will be required to work with staff to ensure the site design best fits into the
neighbourhood with the least impact.
11.9 All taxes payable to the Municipality of Clarington have been paid in full.
12. CONCURRENCE - Not applicable
REPORT NO.: PSD-004-13 PAGE 15
13. CONCLUSIONS
13.1 In consideration of the findings of all supporting studies, comments received from
circulated agencies and area residents, and based on review of the proposal, staff
recommends that the proposed Clarington Official Plan Amendment (Attachment 7) and
Zoning By-law Amendment (Attachment 9) be approved.
CONFORMITY WITH STRATEGIC PLAN
The recommendations contained in this report conform to the general intent of the following
priorities of the Strategic Plan:
Promoting economic development
X Maintaining financial stability
Connecting Clarington
Promoting green initiatives
Investing in infrastructure
Showcasing our community
Not in conformity with Strategic Plan
Staff Contact: Anne Taylor Scott
Attachments:
Attachment 1 - Key Map
Attachment 2 - Air Photo of Site
Attachment 3 - Preliminary Site Plan
Attachment 4 - Preliminary Elevation Drawings
Attachment 5 - Preliminary Landscape Plan
Attachment 6 - Shadow Study
Attachment 7 - Proposed Official Plan Amendment
Attachment 8 - Clarington Official Plan Amendment Adopting By-law
Attachment 9 - Proposed Zoning By-law Amendment
Interested parties to be advised of Council's decision:
Glenn Genge Mary Ellen and Richard Rice
Donna Lanigan Debbie Leighton
Diana Curle Karen and Doug Wright
Larry Williamson Maria and Janusz Zielinski
Tony Ten Westeneind Amanda Jones
Rodney and Karen Sturge Denis and Audrey St. Pierre
Lee Anne Kelly Leah and Steve Whyte
Chris Foster and Jan Wooler Foster Tony Provenzano
Patricia Long Gail Syme
Rebecca and Dan Regehr Joan and Harold Jones
June Trimble _Kal Somogyvary
Rondi Blackall and Lierre Dufresne Susan Marsh
Ann Arbour Josh Miller
Gale and Vince Nasso Udana Ruel
Mrs. Gerry Walker Phile Reid
REPORT NO.: PSD-004-13 PAGE 16
Barbara and John Chapman
Terry and Pat Toutant
C. Lawrence
B. Wiederhold
Corey Carter
Allan Van Ginkel
M. Strand
Lloyd Martin
i
Attachment 1
To Report PSD-004-13
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Attachment 3
To Report PSD-004-13
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2oR„R Rm REtLECn1E FIRE ROUTE-
AND TESL ALSO
ACCEPTABLE
INTEA RED REFLECTIVE 0
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E BACKGROUND i WTERDICIDRY STRORE SITE
%EF BWE REFLECTIVE E WMIIE RFFLECi1�E
BACKGROUND AND E BACI(GROUND
OUTLINE x1m WRITE TOW AWAY aLAa LEnERS
RFF1ECnVE SHABW
AND BORDER ZONE
BY PERMIT- ER
IRT BLACK LETTERS
ONLY BACK BCRDE B BORDER
ACCESSIBLE PARKING SIGN FIRE ROUTE-NO PARKING SIGN
NOT TO SCALE NOT TO SCALE
um NOTES: KEY PLAN
1. ACCESSNAZ PARKING SPACE TD BE SIGNED 1. 'NO PARIONG FIRE ROUTE'SIGNS-NP-
&R INd CORDPAN.NCE WI-UW9GHWAY TO BE INSTALLED ALONG NRE ROUTE NOT TO SCALE
2 HRE HG11Vl0 ACCESS 6 TO BE PROVIDED
2. 'ACCESSIBLE PAWW SIGN -APB IN ACCORDANCE WITH THE OBC.SECTION 3.25.
TO BE INSTALLED 1=ACCESSIBLE PARIO NO
PART OF BLOCK 136
N70°3700"E
- LANDSCAPING m REG, PLAN 10M-820
s �
LANDSCAPI G ® �R��° MUNICIPALITY OF
CLARINGTON
210 Fb 5.20 22.00 .4
ASPHALT DRIVE 00 REGIONAL MUNICIPALITY OF DURHAM
LID
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2.75 PERTINENT SITE INFORMATION
2.05 5.20 5.00 13.75 ( ') .00
CURRENT ZONING MEDIUM DENSITY
ASPHALT DRIVE Qq^O I PROPOSED ZONING HIGH DENSITY
R 2
LPVA'[KTIO R N C0 PROPOSED ZONING: HIGH DENSITY
N t✓`l t `I Z LOT AREA: 1995.97 sq./m.
(�) BUILDING COVERAGE: 518.74 sq./m.
15dnm POURED IN 25
PUCE CONCRETE CURB (25.99%)
(T,Plc&) ASPHALT DR LANDSCAPED AREA: 710.11 sq./m.
® I 141.19. -, i \x i (35.58%)
ARE DEPARTMENT" �® DEPRESSED / PARKING & DRIVE AREA: 767.12 sq./m.
1.&D HIGH CONNECTION °j �M CURB(TYPJ (38.43%)
LATTICE 3
PRIVACY ---IF------- -- '
--SCREEN..... PATIO 'PAD -CONCRETE SIDEWALK_ _ 1 SUITE BREAKDOWN:
(�zTD�sAMN) 7.30 r b a aso e� 1st FLOOR: 1 BEDROOM 2
2 BEDROOM 2
FG 2nd FLOOR: 1 BEDROOM 1
ate , 1 4un U4 t \ 2 BEDROOM 4
/ 3rd FLOOR: 1 BEDROOM 1
r ; ;� " 2 BEDROOM 4
r + 4th FLOOR: 1 BEDROOM 1
LANDSCAPING +r O 2 BEDROOM 4
TOTAL SUITES: 19
PARKING REQUIRED:
G1 BEDROOM UNITS:-5
Z �� h �D (5X1 CARS)
f 2 BEDROOM UNITS: 17.5
(14x1.25 CARS)
J VISITOR PARKING 4.75
' T e J (19x0.25 CARS)
H TOTAL PARKING REQUIRED: 27.25(27)
10.30 DSO _ nip 3.W PARKING PROVIDED: 27
ipl
LOADING AREA REQUIRED: 1
LANDSCAPING 'O CONCRETE SIDEWALK (4.Om x 11.0m)
--- LOADING AREA PROVIDED 0
N71'22'50"E 30.66 (_4Am x 11Om)
PROPOSED SITE
DEVELOPMENT PLAN
NO. DATE REVISION Bt. '�Cab '� e=im re�ooM1Swam KI ¢
PROPOSED 4 STOREY
UuA1 ��� ou<H m,aea,m e�gcm<mea.a.:gam. SITE PLAN APARTMENT BUILDING FOR:
OUALIFkATOH INFORNATpN a tt
ReNmwass azSgnR ma.gwan2,MAMNrewm9mco DPAYM Sf11F OR--.
R.ABBOTT 2473 1:200 TRULLS RD. S.
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RWISTRATpN INFORNAMR
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RAYABBOTTITO. 2ssao NOV. 2010 10-076
COURIICE,ONTARIO
Attachment 4
To Report PSD-004-13
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Attachment 5
To Report PSD-004-13
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Attachment 6
To Report PSD-004-13
MARCH 21, 9 AM
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Attachment 7
To Report PSD-004-13
AMENDMENT NO. 88
TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
PURPOSE: The purpose of this amendment to the Municipality of Clarington
Official Plan is to provide for an increase in residential density to
accommodate the development of a four storey, 19-unit residential
apartment building on lands within the Emily Stowe Neighbourhood
of the Courtice Urban Area.
LOCATION: The subject site is municipally known as 2640 Trulls Road South,
Courtice, which is located on the west side of Trulls Road, south of
Strathallan Drive and north of Sandringham Drive. The site is
within Block 3, Plan 40M-1822 and is located within part of Lot 31,
Concession 2, in the Former Township of Darlington, Municipality of
Clarington.
BASIS: This amendment is based on the resolution of the General Purpose
and Administration Committee on January 7, 2013 with respect to
Official Plan Amendment application COPA 2011-0004.
ACTUAL
AMENDMENT: The Municipality of Clarington Official Plan is hereby amended by:
i) amending Map A2, as indicated on Exhibit "A "attached to
this amendment as follows;
a) adding an "H" High Density Residential Symbol;
ii) amending Map H1, as indicated on Exhibit "B" attached to
this amendment as follows:
a) changing the population of the Emily Stowe
Neighbourthood from 6100 to 6150 and;
iii) amending Table 9-2 as indicated by :
a) adjusting the housing targets for the Courtice, Emily
Stowe Neighbourhood (N8) Housing Targets as
follows:
i. High Density Units from 0 to 25
ii. Total Units from 2300 to 2325
iii. Amending all corresponding totals.
IMPLEMENTATION: The provisions set forth in the Municipality of Clarington
Official Plan, as amended regarding implementation of the
Plan shall apply to this Amendment.
INTERPRETATION: The provisions set forth in the Municipality of Clarington
Official Plan, as amended, regarding the interpretation of the
Plan shall apply to this Amendment.
Exhibit "A"
Amendment No. 88 To the Municipality of Clarington Official Plan,
Map A2, Land Use, Courtice Urban Area
0
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NASH ROAD
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AREA F O
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Exhibit "B"
Amendment No. 88 To the Municipality of Clarington Official Plan,
Map 1-11 , Neighbourhood Planning Units, Courtice Urban Area
1
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FAREWELL I
HEIGHTS 1
N
3 4
WORDEN HIGHLAND 6 Y
(3900) (4100) 5 HANCOCK o
U
GLENVIEW (2900)
NASH ROAD 3100
s�pMNO'O raCT
6�1 KING STREE
1 /10 TOWN
DARLINGTON CENTRE
(2400) 8 (600) /
EMILY STOWE 7
o (6150) AVONDALE
• URBAN BOUNDARY
9 W (3600)
PENFOUND & Q NEIGHBOURHOOD BOUNDARY
(3950) R w
(1000) POPULATION
Ix
POPULATION FROM (') SEE SECTION 17.6
i
(6100) TO (6150)
0
11
BAYVIEW
o (4500) 0 260 520 1,040 1,560 2,080
Metres
1
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IRASELINEROAD ip
HIGHWAY 401
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MAP H1 I
NEIGHBOURHOOD PLANNING UNITS
COURTICE URBAN AREA 1
OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON LAKE ONTARIO
JANUARY 1,2010
REFER TO SECTIONS 5 AND 9
THIS CONS REPREW DATION IS PROVIDED FCRCONVENIENCEONLY
ANO SENTS REQUESTED MOgFICATIONSAND APPROV
Attachment 8
To Report PSD-004-13
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2013-
. i
being a By-law to adopt Amendment No. 88 to the Clarington Official Plan
WHEREAS Section 17 (22) of the Planning Act, R.S.O. 1990, as amended, authorizes
the Municipality of Clarington to pass by-laws for the adopt or repeal of Official Plans
and Amendments thereto;
AND WHEREAS the Council of the Corporation of the Municipality of Clarington deems
it advisable to amend the Clarington Official Plan to permit the development of a four
storey, 19 unit apartment building at 2640 Trulls Road, Courtice;
NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. That Amendment No. 88 to the Clarington Official Plan being the attached
Explanatory Text is hereby adopted.
2. This By-law shall come into force and take effect on the date of the passing
hereof.
BY-LAW passed in open session this day of ' 2013.
I
Adrian Foster, Mayor
I
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i
Patti L. Barrie, Municipal Clerk
f
Attachment 9
To Report PSD-004-13
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY—LAW NO. 2013-
being a By-law to amend By-law 84-63,the Comprehensive Zoning By-law for
the Corporation of the former Town of Newcastle
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 2011-0017;
NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. Section 15.4 "SPECIAL EXCEPTIONS — URBAN RESIDENTIAL TYPE FOUR
(R4) ZONE" is hereby amended by adding thereto, the following new Special
Exception 15.4.33 as follows:
"15.4.33 URBAN RESIDENTIAL EXCEPTION (R4-33)ZONE
Notwithstanding Sections 3.1 j. iv. and vi. 3.13, 3.16 a., 3.21 a., 15.2 a), b),c), g),
h), i),those lands zoned R4-33 shall be subject to the following zone provisions:
a) Density(maximum) 19 units
b) Lot Frontage(minimum) 65 metres
c) Yard Requirements(minimum)
i) Front Yard 3.0 metres
ii) Interior Side Yard (southerly) 2.5 metres
iii) Interior Side Yard (northerly) 32.0 metres
iv) Rear Yard 7.0 metres
d) Building Height(maximum) 13.6 metres
e) Balconies are not permitted in the R4-33 Zone.
f) No structure, hedge or obstruction, including a parking space, that is more
than 0.75 metres in height is permitted within 1 metre of any street line
where such structure, hedge or obstruction will impede vision between a
height of 075 metres and 2.5 metres above the centerline grade of an
access from any improved street to any lot.
g) No loading space is required.
h) A minimum of 27 parking spaces shall be provided.
2. Schedule "4" to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from "Neighbourhood Commercial Exception (C2-
5) Zone" to "Holding - Urban Residential Exception ((H)R4-33) Zone" as
illustrated on the attached Schedule"A"hereto.
I
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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 Section 34and 36 of the Planning Act.
BY-LAW passed in open session this day of 12013.
Adrian Foster, Mayor
Patti L. Barrie, Municipal Clerk
ill
This is chedule "A" to By-law 201 3- ,
passed this day of , 2013 A.D. j
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