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Home My WebLink AboutPSD-001-14 Clarbgton REPORT PLANNING SERVICES DEPARTMENT PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: January 6, 2014 Resolution#: T -0057-/ By-law#: IVIA Report#: PSD-001-14 File#: ZBA 2013-0031, C-C 2013-0002 Subject: APPLICATIONS FOR REZONING AND FOR DRAFT PLAN OF CONDOMINIUM TO PERMT A 79 UNIT MEDIUM DENSITY RESIDENTIAL DEVELOPMENT APPLICANT: H & H PROPERTIES INC. RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-001-14 be received; 2. THAT the applications to amend By-law 84-63 and a Draft Plan of Condominium submitted by H & H Properties Inc. for the development of 79 unit medium density residential development continue to be processed and that a subsequent report be prepared; and 3. THAT all interested parties listed in Report PSD-001-14 and any delegations be advised of Council's decision. Submitted by: Reviewed by: 9,. David J. rome, MCIP, RPP ,<FrankliiYWu, L Director of Planning Services Vii' Chief Administrative Officer CS/CP/df 17 December 2013 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379 REPORT NO.: PSD-001-14 PAGE 2 1. APPLICATION DETAILS 1.1 Owner/Applicant: H & H Properties Inc. 1.2 Agent: Glenn Genge, D. G. Biddle and Associates 1.3 Proposal: To permit a 79 unit medium density residential development consisting of 8 two-storey buildings, an indoor clubhouse, two outdoor amenity areas and indoor and outdoor parking. 1.4 Area: 2.13 hectares 1.5 Location: Townline Road and Gord Vinson Avenue, Courtice, being Part Lot 35, Concession 2, former Township of Darlington (see Figure 1). Figure 1 M 11 � I I � I L I I I I I I I I Property Location Map(Courtice) TURNBERRY CRESCENT BLOOR STREET t -- Subject Stte n OTHER LANDS = OWNED BY APPLICANT � 4 Q EXISTING FARM 4 fi W � a Z 3 =EXISTING=LOTS - El GORD VINSON AVENUE Tff I N KILGANNON AVENUE FRANK ZBA 2013-0031 2. BACKGROUND 2.1 On November 6, 2013, H & H Properties Inc. submitted a rezoning application and draft Plan of Condominium to permit a 79 unit medium density residential development REPORT NO.: PSD-001-14 PAGE 3 consisting of 8 two-storey stacked townhouse buildings in condominium tenure. Seven (7) buildings will contain 10 units each, 1 building contains 9 units and an indoor clubhouse. Each unit has its own individual exterior access and indoor parking. There are two outdoor amenity areas in the centre of the site and a total of 166 resident parking spaces and 20 visitor parking spaces. The main entrance to the site is from Gord Vinson Avenue. An emergency access to Townline Road is also proposed. The density for this site is 37.5 units per net residential hectare which is considered medium density. 2.2 H & H Properties Inc. is the owner of 4.09 hectares of land bounded by Townline Road, Bloor Street and Gord Vinson Avenue. There are three development components for these lands (see Attachment 1). The first component includes recently approved severances for 6 lots (12 link homes) fronting onto Gord Vinson Avenue. One of the applications to the Land Division Committee was tabled to ensure it did not negatively impact the access to the proposed townhouse condominium site from Gord Vinson Avenue. The second component is the proposed 2 storey stacked townhouse development which occupies 2.13 hectares in the centre of the site. The third component is currently vacant and not subject to these development applications. These lands front onto Townline Road and Bloor Street. The applicant is proposing commercial uses in the future. These lands will be subject to separate applications. 2.3 The following studies were submitted in support of the proposal and are currently under review: • Phase 1 Environmental Site Assessment • Planning Justification Report • Geotechnical Investigation Report • Noise Report • Traffic Report 3. LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The subject site is currently vacant and slopes from north-east to south-west. It has frontage on Gord Vinson Avenue and Townline Road (see Figure 2). 3.2 The surrounding uses are as follows: North - vacant lands owned by the applicant and beyond, urban residential South - urban residential East - one single detached dwelling, barns and pasture fields West - urban residential in the City of Oshawa REPORT NO.: PSD-001-14 PAGE 4 Figure 2 NOTICE PROPOSED REZONING PLAN OF COIDOMINIU XBN FROPENTIES INC.HAS SUBNITTEO APPLICATIONS } - fORAZONINGBXIAWANENONENTLFRO FOSEOFUN OFCUNOONINIUN FORA 59U4I18EDIIIII I) DENELOFBENTCONSISTINOOFIIWOS70AEYWMINNG$ _ 7 BUILDINGS CONTAIN IO UNITS EACXI I"I01NG FANIAIR$9 UNITS EACH WT HAS I7508N GARAGE E PRopos ALM E BN1W0 OUT000R AWN!YAREAS 4PRAWOBNWSE - FILES!CAA 3013.0011 View of site looking east from Townline Road 4. PROVINCIAL POLICY 4.1 Provincial Policy Statement 4.1.1 The Provincial Policy Statement encourages planning authorities to create healthy liveable and safe communities by accommodating an appropriate range and mix of residential, employment, recreational and open space uses to meet long term needs. New development shall occur adjacent to built up areas and shall have compact form, a mix of uses and densities that allow for the efficient use of land, infrastructure and public services. A full range of housing types and densities shall be provided to meet projected requirements of current and future residents of the regional market area. 4.1.2 Infrastructure and public service facilities shall be provided in a coordinated efficient and cost effective manner. The use of existing infrastructure and public service facilities should be optimized where feasible before considering developing new infrastructure and public service facilities. 4.1.3 A land use pattern, density and mix of uses should be provided that minimize the length and number of vehicle trips and supports the development of viable choices and plans for public transit. 4.1.4 The applications would appear to be consistent with the 2005 Provincial Policy Statement. The subject lands are adjacent to the existing built-up area and will make use of existing infrastructure and public service facilities. REPORT NO.: PSD-001-14 PAGE 5 4.2 Provincial Growth Plan 4.2.1 Urban areas are encouraged to develop as complete communities with 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 definition of a complete community states that it will meet "....people's needs for daily living throughout an entire lifetime by providing convenient access to an appropriate mix of jobs, local services, a full range of housing and community infrastructure including affordable housing, schools, recreation and open space for their residents. Convenient access to public transportation and options for safe, non-motorized travel is also provided." 4.2.2 The subject lands are within the built-up area for Courtice. By 2015 a minimum of 40% of all residential development occurring annually will be within the built-up area, measured across the Region of Durham. Clarington's target is 32% annually of 2015. 5. OFFICIAL PLANS 5.1 Durham Regional Official Plan The Durham Regional Official Plan designates the subject lands as Living Area within the Durham Regional Official Plan. Lands designated as Living Area permit the development of communities with defined boundaries, incorporating the widest possible variety of housing types, sizes and tenure to provide living accommodations that address various socio-economic factors. Further, Living Areas shall be developed in a compact form through higher densities along arterial roads. The Bloor Street Regional Corridor is generally defined so that it would apply to the proposed commercial site, but this proposal would be complementary and could possibly be considered as part of the corridor. 5.2 Clarington Official Plan In the Clarington Official Plan the subject lands are designated as "Urban Residential" with a Medium Density Symbol. The lands are within the Bayview Neighbourhood, which has a population allocation of 4500 and a housing unit target of 1625 including 300 medium density units. The Medium Density designation allows a density of 31 to 60 units per net residential hectare. The predominant form of housing is townhouses, triplex/quadruplex and low rise apartments to a maximum of 4 storeys. The general locational criteria specifies that medium density developments should generally be located within 100 metres of arterial/collector road intersections. 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; REPORT NO.: PSD-001-14 PAGE 6 • 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. Bloor Street (Regional Road 22) is a Type 'A' Arterial Road and Townline Road is a Type 'B' Arterial Road. Type 'A' Arterial Roads are designed to efficiently move large volumes of traffic at moderate to high speeds over long distances. Type 'B' Arterial Roads are designed to move significant volumes of traffic at moderate speeds from one part of the municipality to another. Arterial Roads shall be designed to provide full continuous movements, limit private access, provide for public transit, provide sidewalks on both sides and cycling where possible. The proposed access is off Gord Vinson Avenue, a local road. South-west Courtice Secondary Plan The site is also within the South-West Courtice Secondary Plan. The lands fronting onto Bloor Street and Townline Road are designated Medium Density Residential, while the balance of the site remains low density residential. The goals of the South-West Courtice Secondary Plan are to provide a residential living environment that promotes a desirable quality of life and social interaction; and to provide a broad range of housing forms to meet evolving needs of current and future residents. The proposal is to reconfigure the medium density designation and provide commercial land uses rather than medium density residential, on the south-east corner of Townline Road to Bloor Street. 6. ZONING BY-LAW 6.1 Zoning By-law 84-63 zones the subject lands "Holding- Urban Residential ((H)R1) Type One". An application for rezoning is required to permit the proposed development. 7. PUBLIC NOTICE AND SUBMISSIONS 7.1 Public notice was given by mail to each landowner within 120 metres of the subject site. Public Meeting signs were installed along the frontages of Bloor Street, Townline Road and Gord Vinson Avenue. Staff received one inquiry regarding the timing of construction for the project and one indicating they object to the proposal. REPORT NO.: PSD-001-14 PAGE 7 The majority of the drawings are available on the Municipality of Clarington website on the Planning Services web page. 7.2 Information Night - December 5, 2013 On Thursday December 5, 2013, the applicant hosted an Information Night at the Courtice South Arena. Notice was provided by the applicant via Facebook to The Courtice Residents Against High Density as well as in the December 3, 2013 issue of Clarington This Week. There were seven area residents in attendance. No significant concerns were raised by those who attended. 8. AGENCY COMMENTS 8.1 Kawartha Pine Ridge District School Board The Kawartha Pine Ridge District School Board advised that three elementary pupils might be generated by the proposed development and would attend Dr. G.J. McGillivray Public School (JK-6) and Courtice Intermediate School (7-8) and approximately four secondary pupils that might be generated and attend Courtice Secondary School (9-12). The proposed sidewalk on the north side of Gord Vinson Avenue should be extended to the northwest corner of the westernmost Gord Vinson Avenue/Eastfield Crescent intersection. This will facilitate pedestrian access to Dr. G.J. McGillivray Public School by way of the existing crossing location at Bloor Street and Meadowglade Road. 8.2 Central Lake Ontario Conservation The Authority advises that there are no natural heritage features or natural hazard mapped on the property. The stormwater management scheme is acceptable. The property is not within an area subject to Ontario's Regulation 42/06, therefore, a permit from CLOCA would not be required for development activities located on the site. CLOCA has no objection to the approval of the rezoning, site plan or condominium applications as proposed. 8.3 Other Agencies Comments from other circulated agencies, including the Region of Durham, Separate School Board, Enbridge Gas and Hydro Networks Inc. have not yet been received and will be discussed in a subsequent report. 9. DEPARTMENTAL COMMENTS 9.1 Emergency and Fire Services The Emergency and Fire Services have no objection to the rezoning application. REPORT NO.: PSD-001-14 PAGE 8 9.2 Enqineerinq Services The Engineering Services has indicated that the Traffic Impact Study in support of this application is currently under review and will be subject to the approval of the Municipality of Clarington and Region of Durham. The Functional Servicing Report confirms that existing sanitary and storm sewer connections (which were installed at the time that Gord Vinson Avenue was reconstructed) will be utilized. A new domestic and fire waterline service will be brought in from Gord Vinson Avenue. A new sidewalk was constructed in 2012 from Eastfield Drive to Fenning Drive on the north side of Gord Vinson Avenue. A sidewalk from Townline Road to the entrance of the subject lands was a requirement of a development agreement for the severances earlier this year. The applicant will be required to complete the connectivity between those two sidewalks as part of this development. The Site Grading Plan is generally acceptable and conforms to the Conceptual Grading Plan for the medium density development and the balance of the lands. The Stormwater Management confirms that these lands will be developed in conformity with the Robinson Creek Master Drainage Study and that all required infrastructure is in place. The Site Plan has confirmed that there is sufficient on-site parking for the residents and visitors. The applicant will be required to provide an appropriate cash contribution in lieu of the normal parkland dedication. 10. DISCUSSION 10.1 Each stacked townhouse block, or "Big House" as they are referred by the applicant, will contain one, two and three bedroom units. This concept has been developed in the United States with a standard layout but differing architectural finishes. The stacked townhouse development includes ground floor units as well as walk-up units to a second floor. Each unit can be accessed from an exterior door or through a private garage, thus distinguishing it from an apartment. The two storey buildings are surrounded by landscape treatments. The two outdoor amenity areas as well as the indoor clubhouse are consistent with the Municipality's Amenity Guideline requirements. There are sufficient parking spaces on-site in accordance with the Municipality's Zoning By-law for both residents and visitors (see Figure 3). The laneway side of the building will consist of multiple driveways, garages and doors while the internal or rear side will be finished similar to a smaller-scale apartment facade. REPORT NO.: PSD-001-14 PAGE 9 Figure 3 MIA aw Cok:O.vttW Wr+ee—.�- I Nn w °"Mw [3-CI]�"7 dILJ_Cflq [II'.OtA J111: I[.:I II G .,l li ) 1( I)Ai ®®1 ❑o ❑ ❑❑❑❑ } I rrurl� enotmso �P 1 I ¢-ra�ri UC 'I U 11I , I r nnabn� p0 0 OEEO WF LID .n F n r�l;l, �. �� 4 �,1SGLE.BUILDING TYPE II-LEFT ELEVATION �� q A oscor m>:arnc,rr*� wwxxN,u oFCA u— m�osmwmws5 YA ccujosmi wn35a� _. [� t (7 �i Ij III. �rm sow, i � III I t 11 � -{{ Y 6tWF•.9+EEA '�7 �i . .�. srW[reaa TO Am Il.hl. I IlUlll L If " Il fill[l ttUe � Nm All µn � TT 4 BUELDING TYPE MIGHT ELEVATION 10.2 The proposed medium density development is located in close proximity to Bloor Street which is Type `A' Arterial Road, and Townline Road South, a Type `B' Arterial Road. This use is consistent with the policies of both Regional and Clarington Official Plan which encourages medium and high density uses to be located in close proximity to corridors where people's needs can be met on a daily basis and public transportation is readily available. 10.3 There are no major concerns from the Engineering Services since the majority of the infrastructure for this development is in place. A detailed review of the site plan and supporting documentation is underway. The applicant will be required to enter into a site plan agreement within the Municipality, wherein all details with respect to the buildings site servicing and landscaping will be addressed. 10.4 This site plan assumes that the commercial development block will proceed as proposed. Further details on the adjacent application (not yet submitted) will have to be determined prior to consideration of this application. REPORT NO.: PSD-001-14 PAGE 10 10.5 At this time, comments from a number of key agencies are outstanding. The purpose of the public meeting is to gather input from the public. A future report will be prepared to provide a recommendation on the applications. 11. CONCURRENCE — Not Applicable 12. CONCLUSION 12.1 The purpose of this report is to provide background information on the applications submitted by H & H Properties Inc. for the Public Meeting under the Planning Act. It is recommended that the applications to amend the Zoning By-law and the proposed draft Plan of Condominium continue to be processed, including the preparation of a subsequent report considering all agency comments and concerns raised 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: X Promoting economic development Maintaining financial stability Connecting Clarington Promoting green initiatives Investing in infrastructure Showcasing our community Not in conformity with Strategic Plan Staff Contact: Cynthia Strike, Principal Planner Attachments: Attachment 1 - Development Concept List of interested parties to be notified of Council's decision: H & H Properties Inc. Glenn Genge, D.G Biddle & Associates Beth Gauthier BLOOR STREET FUTURE – McLaughlin Heights Concept Plan GATEWAY PROPOSED - BANK PARKETTE .6 PROPOSED 111111 GROCERY LEGEND STORE jl PROPOSED ❑ Big House — GAS STATION 6.0 C Proposed Commercial j o FUTURE COMMERCIAL PROPOSAL IIII II Proposed Gateway Parkette I I I o , Lu:csweIF/W scene_• — i HALMINEN Since 1973 BUILD Iry T ,,•' II 0� BmIDIN�G� .� BUILDING s Bu0.oINC e" Lam EXISTING W, ��— AUE. Y ABFA r y I AGRICULTURAL r _j E� O — BUILDIh'C 3 BUILDING] BUILDING 1 8- „ s PA f r 1 PART 2 PARE.7 PAR PAR 3 FAP G PART 7 I , RESIDENTIAL L TS I � O B LUNG 9 M III — - _ --------_------------ _--------- ------- F � — T —1 —CERD--iIIAISQM &FRf_ET- OAE ALLOIIAAgG' -AWF4 CgNCESSIGACc�,?.�--2-/ r — ! 1 �- �• 7��3 7 .B ! 1G 71 12 73 >4 75 75 77 J 1d -19—�20 21 ro - I II I �' I III Q 1 Q