HomeMy WebLinkAboutPSD-046-13 Clan"SUU11
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REPORT
PLANNING DEPARTMENT SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: September 9, 2013 Resolution#: > Aq -X// -13 By-law#:
Report#: PSD-046-13 File#: 18T-94027 AND ZBA2013-0018
Subject: APPLICATIONS TO AMEND A DRAFT APPROVED PLAN OF SUBDIVISION
AND TO AMEND THE ZONING BY-LAW
APPLICANT: CLARET INVESTMENTS LIMITED AND 1361189 ONTARIO
LIMITED
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-046-13 be received;
2. THAT the application for proposed Amendment to Draft Approved Plan of Subdivision
18T-94027 submitted by Claret Investments Limited and 1361189 Ontario Limited
continue to be processed including the preparation of a subsequent report;
3. THAT the application for Zoning By-law Amendment (ZBA 2013-0018) submitted by
Claret Investments Limited and 1361189 Ontario Limited to implement the proposed
amendment to Draft Approved Plan of Subdivision 18T-94027 continue to be processed
including the preparation of a subsequent report; and
4. THAT all interested parties listed in PSD-046-13 and any delegations be advised of
Council's decision.
Submitted by: Reviewed by:
David J.Vorne, MCIP, RPP Franklin Wu
Director, Planning Services Chief Administrative Officer
ATS/CP/df
4 September 2013
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD-046-13 PAGE 2
1. APPLICATION DETAILS
1.1 Owner/Applicant: Claret Investments Limited and 1361189 Ontario Limited
1.2 Agent: WDM Consultants
1.3 Proposal: Proposed Amendment to a Draft Approved Plan
To adjust the lotting pattern resulting from decreased road widths
and removal of the parkette block. The revisions result in an
additional 10 residential units.
Proposed Zoning By-law Amendment
To place lands in appropriate zones reflecting the revisions to the
lotting pattern and to amend setback and lot coverage regulations in
the entire subdivision, including the registered plan draft approved
and the additional 3.3 metre strip south of Lots 23 and 37.
1.4 Area: Subject to Amendment to Draft Approved Plan: 2.191 hectares
Subject to Zoning By-law Amendment: 9.375 hectares
1.5 Location: North of George Reynolds Drive, east of Courtice Road, being in
Part of Lot 28, Concession 3, Former Township of Darlington,
Courtice (see Figure 1).
2. BACKGROUND
2.1 In 1994, Courtice Heights Development filed subdivision application 18T-94027 located
in the northerly portion of Hancock Neighbourhood in Courtice. It was approved by the
Ontario Municipal Board July 28, 1999.
2.2 The original Hancock Neighbourhood Design Plan was approved on September 10,
1998. Over time, many factors prompted the need to review and update the Hancock
Neighbourhood design plan including:
• Identification of Provincially Significant Wetlands by the Ministry of Natural
Resources;
• Release of Provincial Growth Plans and Regional Official Plan Amendment to
implement Provincial Policy (ROPA 128);
• Needs of the local school boards; and
• Approved alignment of the East Durham Link to Highway 407.
2.3 The Hancock Neighbourhood Design Plan was revised on April 17, 2013 following the
approval of Official Plan Amendment No. 80 (PSD-015-13).
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REPORT NO.: PSD-046-13 PAGE 4
2.4 Official Plan Amendment No. 80 dealt with amendments impacting the subject plan of
subdivision, specifically it:
• Eliminated the need for 26 metre collector roads. Firstly, the extension of Harry Gay
Drive, north of George Reynolds Drive, a portion of which is now a walking trail and
servicing corridor through the wetland, and the remainder, a local road; secondly,
the east-west connection along the top of the subdivision which was originally
planned as the Adelaide Avenue extension; and
• Adjusted housing and population targets to allow for proposed revisions.
2.5 The Hancock Neighbourhood Design Plan revisions impacted the draft approved plan of
subdivision, specifically it:
• Amended road widths from 26 metres to 20 metres;
• Removed the parkette; and
• Adjusted road and lotting pattern.
2.6 Since the amendments, Phase 1 of the subdivision has been registered as Plan 40M-
2496 and construction is underway. The remaining lands require approval of the
requested amendments to the draft approved plan and rezoning. The proposed changes
are as a result of efficiencies achieved given the reduction in road widths and the
removal of the parkette block. The wide/shallow lots on Street A were replaced with
traditional depth 12 metre singles. The amendments would increase the number of units
from 151 to 161 (see Figure 2).
2.7 The purpose of the rezoning application is to:
• Implement the revisions to the lotting pattern;
• Rezone a small strip of land (3.3 metres wide) just south of the draft plan of
subdivision to be incorporated as exterior side yards to existing lots; and
• Revise lot coverage and setbacks in the subdivision to allow for greater flexibility.
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The subject lands are currently vacant. A portion of the draft plan of subdivision is now
registered as Plan 40M-2496 (see Figure 1). Servicing of the lands and construction of
the roads is underway.
3.2 The surrounding uses are as follows:
North - Significant Woodlands and Provincially Significant Wetlands
South - Dwellings on existing lots of record
East - Significant Woodlands and Provincially Significant Wetlands
West - Dwellings on existing lots of record
REPORT NO.: PSD-046-13 PAGE 5
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4. PROVINCIAL POLICY
4.1 Provincial Policy Statement (PPS)
The PPS identifies settlement areas as the focus of growth. Land use patterns shall be
based on densities and a mix of land uses that efficiently use land, resources and
infrastructure. Energy efficiency and improved air quality is promoted by a compact
urban form, a mix of uses and utilization of public transit. Natural features, surface water
features and ground water features shall be protected. The applications are consistent
with the PPS.
4.2 Provincial Growth Plan
The subject lands are within the greenfield area as defined by the provincial Growth
Plan. The Growth Plan establishes the target of 50 jobs and residents combined per net
hectare in the greenfield area. Both targets are measured across the Region of Durham.
The Growth Plan encourages the creation of complete communities that are compact
and transit-supportive, offering a diverse mix of land uses, a range and mix of
employment and housing types, high quality public open space and easy access to local
stores and services. The Growth Plan supports the identification and protection of
natural heritage features and areas that complement, link, or enhance natural systems.
The proposed development, with the 10 additional lots, will result in approximately 52
residents per hectare and conforms to the Growth Plan.
REPORT NO.: PSD-046-13 PAGE 6
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
The Durham Regional Official Plan designates the lands as "Living Areas". Key Natural
Hydrologic and Heritage Features and High Aquifer Vulnerable areas exist in the area.
Lands within this designation shall be used predominantly for housing purposes
incorporating the widest possible variety of housing types, sizes, and tenure. Living
Areas shall be developed in a compact form through higher densities and by intensifying
and redeveloping existing areas, particularly along arterial roads. Key natural heritage
and hydrologic features are to be protected. Greenfield areas in the Lake Ontario
Shoreline municipalities shall develop at a minimum gross density of 50 persons and
jobs combined per hectare. The applications conform to the Durham Regional Official
Plan.
5.2 Clarington Official Plan
Within the Clarington Official Plan, the subject lands are designated Urban Residential
which are predominantly used for housing purposes. Lands are within the Hancock
Neighbourhood, and has a current population allocation of 3400 and a housing unit
target of 1225.
The subject lands are within 120 metres of natural heritage features including
watercourses, significant woodlots and provincially significant wetlands as identified on
Map C1, Natural Heritage System. The subject site is within the Lake Iroquois Beach.
The wetlands are part of the Harmony-Farewell Iroquois Beach Wetland Complex, a
Provincially Significant Wetland. Appropriate studies in support of the original draft
approval have been previously completed to the satisfaction of the Central Lake Ontario
Conservation Authority and the Municipality of Clarington and the OMB. The
amendment to Draft Approval and the rezoning will not adjust any boundaries abutting
identified natural features, and no further analysis of natural features was required.
The Transportation Map identifies Courtice Road as an Arterial Road. All other roads
are local roads.
The applications conform to the Clarington Official Plan.
6. ZONING BY-LAW
6.1 Zoning By-law 84-63 zones the subject lands a number of urban residential zones; all
subject to Holding (H) symbol. The proposed Zoning By-law Amendment would rezone
the lands to allow for the proposed amendment to Draft Approval, and would increase
permitted lot coverage, and adjust setbacks typically applied in more recent subdivision
proposals.
REPORT NO.: PSD-046-13 PAGE 7
7. PUBLIC NOTICE AND SUBMISSIONS
7.1 Public notice was given by mail to each landowner within 120 metres of the subject
property and a public meeting sign was erected along Courtice Road North.
7.2 At the time of writing this report, one individual has contacted staff regarding the
application with concerns about road widths, drainage/water, and loss of parkland, and
another individual has had questions with regard to impacts on a neighbouring property.
8. AGENCY COMMENTS
8.1 Regional Planning Department
The Regional Planning Department has no objection to the proposed amendments and
has provided conditions of approval to be cleared by the Region prior to registration of
the plan.
8.2 Regional Works Department
The Region of Durham Works Department notes that municipal services are available to
service the additional lots. The developer will be required to enter into a subdivision
agreement with the Region for the installation of the water and sanitary sewer services
for the additional lots.
8.3 Central Lake Ontario Conservation Authority (CLOCA)
CLOCA has no objection to the proposed changes to the lot layout resulting in additional
lots.
8.4 Other agencies
Kawartha Pine Ridge District School Board, Canada Post and Rogers Cable offer no
objections.
9. DEPARTMENTAL COMMENTS
9.1 Emergency and Fire Services
Emergency and Fire Services has no objection.
9.2 Engineering Services
Engineering Services has no objection and is satisfied with stormwater water
management for the development.
9.3 Building Division
The Building Division has no objection.
9.4 Operations Department
The Operations Department has no objection.
REPORT NO.: PSD-046-13 PAGE 8
10. DISCUSSION
10.1 The principle of the changes to the draft approved plan of subdivision and most
elements of the rezoning have been previously established through the approval of
Official Plan Amendment No. 80 and the update to the Hancock Neighbourhood Design
Plan which took into account the reduction in road widths, removal of the parkette and
revisions to the lotting pattern.
10.2 The approved Official Plan Amendment No. 80 and revisions to the Hancock NDP were
part of a public process with a Public Meeting held on December 10, 2012 and two (2)
Open Houses held on June 14, 2012 and October 10, 2012 to seek input on changes.
10.3 The proposed amendments to the Zoning By-law propose increased lot coverage and
reduced front yard and interior side yards to allow for larger homes to be constructed on
each lot type. For the most part these are similar to more recent subdivision approvals.
11. CONCURRENCE — Not Applicable
12. CONCLUSION
12.1 It is recommended that staff continue processing the applications and prepare a
recommendation report having regard for any submissions made at the Public Meeting.
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, Planner II
List of interested parties to be advised of Council's decision:
Claret Investments Limited
1361189 Ontario Limited
William Manson, WDM Consultants
Pam Callus
Pauline White