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Home My WebLink AboutPSD-038-14 Claris I1 REPORT PLANNING SERVICES DEPARTMENT PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: June 23, 2014 Resolution#:GPPk-v\`C�-\y By-law#: Report#: PSD-038-14 File#: ZBA 2014-0014 Subject: AN APPLICATION FOR A ZONING BY-LAW AMENDMENT TO PERMIT FOUR SEMI-DETACHED DWELLINGS (8 UNITS) HAVING A REDUCTION ON FRONTAGE FROM 18 METRES TO 17 METRES. APPLICANT: ZEMER HOLDINGS LTD. RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-038-14 be received; 2. THAT the applications to amend Zoning By-law 84-63, submitted by Zemer Holdings Ltd. to permit semi-detached/linked dwellings with a frontage of 17 metres continue to be processed and that a subsequent report be prepared; and 3. THAT all interested parties listed in Report PSD-038-14 and any delegations be advised of Council's decision. Submitted by: Reviewed by: d N - ` f D vid J. Crome, MCIP, RPP Franklin Wu, Director of Planning Services Chief Administrative Officer CP/ah/av/df 18 June 2014 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379 REPORT NO.: PSD-038-14 PAGE 2 1. APPLICATION DETAILS 1.1 Owner/Applicant: Zemer Holdings Ltd. 1,2 Agent: Michael Smith Planning Consultants Development Coordinators Ltd. 1.3 Proposal: Amendment to Zoning By-law 84-63 to permit four semi- detached/linked lots (8 units) having a frontage of 17 metres (8.5 metres per unit). 1.4 Area: 0.24 hectare (0.59 acre) 1.5 Location: 31, 32, 35, 36, 30, and 40 Cotton Street, Part Lot 7, Concession 2, former Town of Bowmanville 2. BACKGROUND 2.1 In December 2013, the applicant approached Planning Staff regarding the development of the subject lands for four semi-detached/linked lots, eight dwellings. The two existing northerly lots on Cotton Street (70 and 71) have a frontage of 16 metres and the two southerly lots (69 and 72) have a frontage of 18 metres to be divided in two units each. The proposal is to create two semi-detached/linked lots on each side of Cotton Street with a frontage of 17 metres to allow for the construction of a total of eight dwellings, four on each side of the road, as opposed to the currently approved six units; three per side. The subject application was received April 14, 2014, 2.2 As noted above the four existing lots are 18 and 16 metres wide, one of each on each side of Cotton Street. Should the amendment be approved, the applicant then intends to transfer a 1 metre strip of land from Lots 69 and 72, the southerly two of the subject lots on either side of Cotton Street, to the abutting Lots 70 and 71 to the north respectively, thereby creating four lots with a frontage of 17 metres each. 2.3 The Owner of the subject lands also has an application for proposed plan of subdivision on the lands immediately to the north which is described in Section 10.2 of this report. REPORT NO.: PSD-038-14 PAGE 3 Figure 1: Property location map for the subject lands N Property Location Map(Bowmanville) .,�ti ®Registered Plan 40M-2048 Lots 69,70,71 and 72 Proposed Lot Severances Subject site .fir i�L �J ic to F J di :i -- 1"P ZBA 2014-0014 —-— -- Zoning By-Law Amendment 20 ZOA20WW14 Applicant: Zemer Holdings Ltd 3. LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The subject lands are located at the northern end of Cotton Street and are currently vacant. There are roads and services connected to the subject lands as it is within the registered subdivision plan 40M-2048, which is otherwise completely built out with low and medium density residential dwellings. REPORT NO.: PSD-038-14 PAGE 4 I� r rR r Figure 2: Northward view of Cotton Street with the subject lands on the left and right fringe of the photo A. Figure 3: View of the west side of the lands on the west side of Cotton REPORT NO.: PSD-038-14 PAGE 5 3.2 The surrounding uses are as follow: North: Urban Residential with one single detached dwelling South: Low density residential neighbourhood East: Environmental Protection lands West: Townhouse condominium development 4. PROVINCIAL POLICY 4.1 Provincial Policy Statement The Provincial Policy Statement of 2014 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. Furthermore, planning authorities shall promote opportunities for intensification where this can be accommodated taking into account the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. 4.2 Provincial Growth Plan The Growth Plan for the Greater Golden Horseshoe, 2006 contains guiding principles to optimize the use of existing and new infrastructure to support growth in a compact, efficient form. The Growth Plan also provides direction for the Municipality to manage growth by directing development to settlement areas, preferably through the intensification of existing lands, and that a minimum of 40% of all residential development occurring annually within each upper-tier municipality be within the "Built- up Area". The subject lands are located within the Provincially defined "Built Boundary" where intensification and efficient utilization of existing infrastructure is encouraged. 5. OFFICIAL PLANS 5.1 Durham Regional Official Plan The Durham Regional Official Plan designates the subject lands as "Living Areas", which aims to provide a full range of housing that will be developed in a cost-effective and efficient manner and create a living environment that is safe and in harmony with nature. Furthermore, "Living Areas" shall be used predominantly for housing purposes. The proposed application utilizes existing infrastructure efficiently and its intended end use for semi-detached/linked dwellings is consistent with the adjacent lands. Therefore, this application conforms with the Durham Regional Official Plan. REPORT NO.: PSD-038-14 PAGE 6 5.2 Clarington Official Plan The Clarington Official Plan designates the subject lands as low density "Urban Residential" areas. The predominant housing form is single, semi-detached/link and duplex dwellings. The built form and density intended for the proposed application is thus consistent with the Clarington Official Plan. 6. ZONING BY-LAW 6.1 Zoning By-law 84-63 zones the subject lands as "Urban Residential Type One (R1)", which permits the residential use of the lands for single, semi-detached/linked, duplex dwelling, and home occupation purposes. This zone requires a minimum lot frontage of 18 metres for semi-detached/linked and duplex dwellings, and 15 metre frontage for single detached dwellings. The proposed Zoning By-law amendment would allow for a minimum lot frontage of 17 metres for semi-detached/linked dwellings on the subject lands. 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. At the writing of this report, staff have received three inquiries regarding this application. • One individual requested further information on the proposed application. • One resident couple objected to the proposal as it would impact their views, create additional traffic, create safety issues for the children on the street, eliminate access to green space, and de-value their investment. • The president of St. Stevens Estates disputes the ownership of the subject lands and indicated that no permission had been granted for the subject planning applications. Zemer Holdings Ltd. completed the application including an affidavit as the owner of the property and the Municipality's legal services have confirmed that Zemer and John Passalaqua acquired the lands January 28, 2014 by Instrument DR1242509 and DR1242508. 8. AGENCY COMMENTS 8.1 Kawartha Pine Ridge District School Board The Kawartha Pine Ridge District School Board have no objections to the creation of eight semi-detached units from four existing lots under the application. It was noted that any students generated by the proposed eight semi-detached dwellings would attend John M. James Public School (JK-8) and Bowmanville High School (9-12). Furthermore, the existing Cotton Street sidewalk should be extended in front of the lots proposed on the west side of Cotton Street. REPORT NO.: PSD-038-14 PAGE 7 9. DEPARTMENTAL COMMENTS 9.1 Emergency and Fire Services Clarington Emergency & Fire Services requires a turnaround bulb be created at the end of Cotton Street if it is greater than 90 metres in length from Sprucewood Crescent to the south. 9.2 Building Division and Operation Services The Operations Services Department and Building Division have all advised they have no objections or concerns with the application. 9.3 Engineerinq Services The Engineering Services has no objection in principle to the application. However, they will require certain conditions be satisfied through the future applications to allow the creation of the lots. These conditions include providing a satisfactory grading and drainage plan; that any additional services required to accommodate the development be constructed at the developer's cost to the satisfaction of the Municipality; and that the temporary turning circle cannot be removed until such time as the extension to Cotton Street has been constructed. 10. DISCUSSION 10.1 The subject lands are currently approved for two 18 metre lots and two 16 metre lots, one of each on either side of Cotton Street. The current zoning for the 18 metre wide lots, the same as the balance of Cotton Street, would permit the lot to be ultimately divided into two 9 metre wide lots for semi-detached or link dwellings, while the 16 metre frontage would permit one single detached dwelling. The proposal is to reconfigure the four lots to all have 17 metre frontages. The 17 metre frontage lots would be divided into 8.5 metre lots for semi-detached or link dwellings. 10.2 Zemer Holdings Ltd. submitted an application for the proposed Plan of Subdivision (SC-2013-0003) for adjacent lands to the north between the current terminus of Cotton Street and the railway. A public meeting for that application was held September 23, 2013. The application on the lands to the north proposes the extension of Cotton Street including a proper cul-de-sac and four residential blocks for a total of 24 townhouses (see Figure 4). 10.3 The applicant has suggested that the subject application for semi-detached/linked dwellings on 17 metre frontages is providing a better transition between the existing 18 metre semi-detached/linked dwellings on Cotton Street and the proposed townhouses to the north. REPORT NO.: PSD-038-14 PAGE 8 \V-, /V oTH ER LANDS OWNED BY APPLICANT OPEN SPACE BLOCK 6 0.16 ba STREET'A' )PEN SPACE BLOCK 7 -BLOCK 4-- 0.40 ha BLOCK , CK I BLOCK 2 .L 0:C K,3' -6 UNITS— TUNITS: $UNITS: UNITS i ------ — . . . . . . . . . . . . W . . . . . . . .......... 110 z W ........... ............ 00 z Proposed Limit of Draft Plan of Subdivision S-C-2013-0003 Lands Subject To ZBA 2014-0014 SPRUCEWOOD CRESCENT Figure 4: Draft Plan of Subdivision (application SC2012-0003) depicting the planned Cotton Street turnaround bulb 11. CONCURRENCE — Not Applicable 12. CONCLUSION 12.1 The purpose of this report is to provide background information on the Zemer Holdings Ltd. for the Public Meeting under the Planning Act. Staff will continue processing the application and provide a subsequent recommendation report. REPORT NO.: PSD-038-14 PAGE 9 CONFORMITY WITH STRATEGIC PLAN — Not Applicable Staff Contact: Carlo Pellarin List of interested parties to be advised of Council's decision: John Passalaqua, Zemer Holdings Ltd. Michael Smith, Michael Smith Planning Consultants; Development Coordinators Ltd. Michael Loscavo & Sarah Chippior Jason Racco Frank Gabrielle