HomeMy WebLinkAboutPSD-018-14 Clarington REPORT
PLANNING SERVICES DEPARTMENT
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: March 31, 2014 Resolution#: 9190-016-1,111 By-law#: c;201 q-03
Report#: PSD-018-14 File#: ZBA2014-0002
Subject: AN APPLICATION TO PERMIT AN INCREASE IN THE MAXIMUM OUTSIDE
WIDTH OF A GARAGE FROM 40% OF THE LOT FRONTAGE TO 50% OF THE
LOT FRONTAGE FOR SEMI-DETACHED DWELLINGS WITHIN REGISTERED
PLAN 40M-2496 AND PLAN 40M-2510, COURTICE NORTH SUBDIVISION
APPLICANT: H & H BUILDING CORP
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-018-14 be received;
2. THAT provided there are no significant issues raised at the Public Meeting, it is
recommended that the application to amend the Zoning By-law 84-63, be approved,
and that the Zoning By-law Amendment, as contained in Attachment 1 to Report
PSD-018-14, be passed;
3. THAT the Region of Durham Planning and Economic Development Department and
Municipal Property Assessment Corporation be forwarded a copy of Report PSD-
018-14 and Council's decision; and
4. THAT all interested parties listed in Report PSD-018-14 and any delegations be
advised of Council's decision.
Submitted by: Reviewed by:
David V. Crome, MCIP, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
BW/CP/df/jp
25 March 2014
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD-018-14 PAGE 2
1. APPLICATION DETAILS
1.1 Owner/Applicant: H & H Building Corp.
1.2 Proposal: Rezoning application to permit an increase in the maximum outside
width of a garage from 40% of the lot frontage to 50% of the lot
frontage for semi-detached dwellings.
1.3 Area: The subject lots are part of Plan 40M-2496 and Plan 40M-2510,
Courtice North subdivision, which is 9.375 hectares.
1.4 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 submitted a subdivision application for the
subject lands that was approved by the Ontario Municipal Board in 1999. The subject
lands are within the Hancock Neighbourhood Design Plan that was revised and
supported by Council in April 2013.
2.2 Plan 40M-2496, Phase 1a of the Courtice North subdivision, was registered in July 2013
and the applicant began submitting building permits at the end of 2013. During the
review of the building permits for the semi-detached dwellings, connected by the
footings which are commonly referred to as link dwellings, it was identified that the
exterior width of the garages exceeded the maximum 40% of the lot frontage permitted
in the Urban Residential Exception (R1-90) Zone.
2.3 At the end of February 2014, Plan 40M-2510, Phase 1 b of the Courtice North
subdivision, was registered. Phase 1 b contains 4 semi-detached dwelling lots zoned
R1-90 the same as the semi-detached lots in Phase la. Phase lb is the final phase of
the Courtice North subdivision.
2.4 The applicant identified that the intent was to have single car-garages similar to a
previous subdivision that they have developed, Plan 40M-2474, Springfields Phase 4, in
south Courtice at Meadowglade Road and William Ingles Drive.
2.5 In February the applicant submitted an application to amend the zoning to permit semi-
detached dwellings where the exterior width of the garage does not exceed 50% of the
lot frontage as opposed to the maximum 40% currently permitted.
REPORT NO.: PSD-018-14 PAGE 3
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Figure 1: Semi-detached lots within Plan 40M-2496 and Plan 40M-2510
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The subject lands are currently vacant. The lands are within two registered plans of
subdivision, Plan 40M-2496 registered in July 2013 and Plan 40M-2510 registered in
February 2014. The construction of the services and roads is completed and
construction of new homes has begun within the subdivision.
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
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. The approved subdivision conforms to the policies of the PPS.
REPORT NO.: PSD-018-14 PAGE 4
The application is 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 approved subdivision provides a mix of housing types and meets the density
targets identified by the Growth Plan policies. The proposed rezoning will not change
the number of units approved or number of units by housing type.
The application is consistent with the Growth Plan.
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
The Durham Regional Official Plan designates the lands as "Living Areas", which shall
be used predominately for housing purposes. The proposed rezoning application is to
allow for an alteration in dwelling design elements for residential lots in an approved and
registered plan of subdivision.
This proposal conforms with the Durham Regional Official Plan.
5.2 Clarington Official Plan
The Clarington Official Plan designates the subject lands Urban Residential — Low
Density. The Plan provides urban design principles for neighborhoods which state
house designs should incorporate features such as prominent entrances and front
porches. Garages should be sited so that they are not the dominant feature of the
streetscape or the house.
This application conforms to the Clarington Official Plan.
6. ZONING BY-LAW
6.1 Zoning By-law 84-63 zones all of the semi-detached dwellings within Plan 40M-2496
Urban Residential Exception (R1-90). This zone permits a maximum exterior garage
width of 40% of the lot frontage. The proposed rezoning application would amend the
R1-90 zone to allow for dwellings with a maximum exterior garage width of 50% of the
lot frontage.
7. PUBLIC NOTICE AND SUBMISSIONS
7.1 Public notice was given by mail to each landowner within 120 metres of the subject site
and a public meeting notice sign was installed on the property, more than 30 days
before the scheduled public meeting.
At the writing of this report, Staff had received no inquiries regarding this application
REPORT NO.: PSD-018-14 PAGE 5
8. DISCUSSION
8.1 The applicant is proposing wider and more useable garages that would be 0.5 metres
wider than the minimum width set in the Zoning By-law. To facilitate this the applicant is
proposing to increase the maximum permitted exterior width of a garage from 40% of
the lot frontage to 50% of the lot frontage for semi-detached (linked houses) lots within
the Courtice North subdivision. When setbacks for the dwelling are considered, a 3.6 m
wide garage on a 9 m lot equates to 50% of the width of the house. The applicant is
proposing that up to 58% of the dwellings ground floor façade could be garage.
8.2 The applicant has developed 9 m lots previously in south Courtice as part of the
Springfield Phase 4 development at Meadowglade Road and William Ingles Drive.
The development in Springfield’s Phase 4 allowed for maximum exterior garage widths
of 50% of the lot frontage, Figure 2. The applicant has confirmed they have six models
proposed for the 9m lots in the Courtice North subdivision; three of the models have the
front porch projecting in front of the garage face and three have the front porch flush
with the garage face. A dwelling having a garage width of 40% of the lot frontage is
shown in Figure 3.
Williams Ingels Drive Allison Street
Figure 2: Home in Springfield Phase 4 Figure 3: Home in Liberty Crossings
REPORT NO.: PSD-018-14 PAGE 6
8.3 The concern with larger garages on smaller lots is that they can dominate the
appearance of the dwellings facade in relation to the habitable space of the dwelling.
This can create a streetscape where the garages appear as the main architectural
element of the dwelling and become the main focus of the streetscape. The
Municipality's Architectural Design Guidelines and in some case the Zoning By-law
generally restricts garage widths to allow for a single-car garages with a maximum width
on lots under 11.2m.
8.4 The models submitted are similar to models in Springfields Phase 4. The zoning in
Springfields Phase 4 allowed dwellings on 9 m lots to have a maximum exterior garage
width of 50% of the lot width. The dwellings in Springfields Phase 4 do not appear to
have garages that dominate the streetscape. Even with the maximum exterior widths of
the garage permitted to be 50% of the lot frontage, the limited or zero projection of the
garage reduces any impact.
8.5 Staff are satisfied the proposal will not result in garages that dominate the streetscape,
and is in keeping with the intent of limiting maximum exterior garage widths under
Clarington's architectural control design guidelines and will be in keeping with other
development that has been approved within Courtice.
9. CONCURRENCE — Not Applicable
The Engineering Services Department have confirmed that they have no objection to
the approval of this application.
10. CONCLUSION
10.1 The proposed rezoning application will allow for single-car garages that are slightly
larger than the minimum required under the Zoning By-law. The result will be dwellings
that are similar in appearance to previous development with 9m frontages that has been
approved in Courtice and is in keeping with the Architectural Design Guidelines for
Clarington.
10.2 Provided there are no significant issues raised at the Public Meeting, and based on the
comments in this report, it is recommended that the rezoning application submitted by H
& H Building Corp. be approved, and that the draft Zoning By-law Amendment, as
contained in Attachment 1 to Report PSD-018-14, be passed.
CONFORMITY WITH STRATEGIC PLAN - Not Applicable
Staff Contact: Brandon Weiler, Planner 1
Attachments:
Attachment 1 - Zoning By-law Amendment
List of interested parties to be advised of Council's decision:
Katrina Metzner
Ryan Holland
William Manson
ATTACHMENT
TO REPORT PSD-018-14
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2014-
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 2014-0002;
NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. 12.4.90 URBAN RESIDENTIAL TYPE ONE EXCEPTION (R1-90)ZONE
The provisions of Sections 12.4.90 g. (ii), RESIDENTIAL TYPE ONE
EXCEPTION (R1-90)ZONE shall be amended as follows:
g. ii) The outside width of the garage shall be a maximum of 50% of the width of
the lot.
2. This By-law shall come into effect on the date of the passing hereof, subject to
the provisions of Section 34 of the Planning Act.
BY-LAW passed in open session this 7th day of April, 2014,
Adrian Foster, Mayor
Patti L. Barrie, Municipal Clerk