HomeMy WebLinkAboutPSD-121-03
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Clillmgton
REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
"01'+ G~-'''o'l--03
Monday, October 6,2003
Date:
Report#: PSD-121-03
File #: ZBA 2003-031
By-law #:
Subject:
PROPOSED ZONING BY-LAW AMENDMENT TO ALLOW A TRIPLEX
APPLICANT: YVONNE KROHNE-ANTHONY
53 Townline Road South, located on the east side of Townline, south
of Barron Court And North of Kingswood Drive, Courtice.
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-121-03 be received;
2. THAT the application submitted by Yvonne Krohne-Anthony be referred back to
Staff for further processing and the preparation of a further report following the
receipt of all outstanding agency comments; and
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Submitted by:
Reviewed by:
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Franklin Wu
Chief Administrative Officer
avO J rome, M.C.I.P. R.P.P.
Dire r, Planning Services
EC*L T*DJC*df
29 September 2003
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE. ONTARIO L 1 C 3A6 T (905)623- 3379 F (905)623-0830
617
,
,
REPORT NO.: PSD-121.Q3
PAGE 2
1.0
1.1
APPLICATION DETAILS
Owner:
1419235 Ontario Limited
1.2 Applicant/Agent: Yvonne Krohne-Anthony
1,3 Rezoning: from .Urban Residential Type One (R1) Zone" to an
appropriate zone to allow a triplex.
1.4 Location: 53 Townline Road South, located on the east side of
Townline, south of Barron Court and north of Kingswood
Drive, Courtice, being Part of Lot 35, Concession 2, former
Township of Darlington, Parts 1 and 4 of Plan 10R-3864.
1.5 Area: Approximately 590 square metres
2.0 BACKGROUND
2.1 On July 18, 2003 Yvonne Krohne-Anthony submitted a rezoning application on
behalf of Michel Anthony and herself, owners of 53 Townline Road, in order to
recognize the triplex that had been converted from a duplex without the required
building permit and in contravention to the Zoning By-law. On September 15,
2003, ownership was transferred to 1419235 Ontario Limited (Dave and Valerie
Mueller). The new owners wish to continue the rezoning process.
3.0 LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The site is occupied by a 2.5 story triplex (building separated horizontally into
three separate dwellings). Irregular in shape, the property has a frontage of 18
metres on Townline Road South, an average depth approximately 39 metres and
an area of approximately 590 square metres, There are 4 parking spaces in
back of the building and one in front.
3.2 The surrounding land uses are as follows:
North -
South -
East -
West -
Vacant
Single detached residential facing Townline Road South
Single detached residential facing Kingswood Drive
Single detached residential backing onto, and without
access to, the Oshawa side of Townline Road South.
618
,
REPORT NO.: PSD-121.Q3
PAGE 3
4.0 PUBLIC NOTICE AND SUBMISSIONS
4.1 Public notice was given by mail to each landowner within 120 metres of the
subject property, A public notice sign was installed at the front of the property on
Townline Road South.
4,2 As a result of the public notification process, to date, the Planning Services
Department has received no inquiries or comments regarding the rezoning
application.
5.0 OFFICIAL PLAN
5.1 Within the Clarington Official Plan, the property is in a "Urban Residential, Low
Density" area. The predominant housing forms in the "Low-Density" category are
single detached, semi-detached and duplex. They have a maximum height of
2.5 storeys and are "generally internal to neighbourhoods". The target density is
10 to 30 units per hectare, "The predominant housing forms [....] are general
and do not preclude similar or innovative housing forms which meet the intent of
this Plan". (Section 9.4.2)
5.2 Triplexes, as well as townhouses and low rise apartments, are among the
predominant housing forms of the Medium Density category.
6.0 ZONING BY-LAW
6,1 The property is in an Urban Residential Type One (R1) Zone of the
Comprehensive Zoning By-law 84-63 of the former Town of Newcastle. One
single detached dwelling, one semi-detached dwelling or one duplex dwelling is
permitted on a property with at least 18 metres of frontage and an area of at least
550 square metres.
A semi-detached dwellino unit is defined as:
"[. . . .J a building separated vertically into two separate dwelling units, connected
by a common wall above ground or connected underground by footing and
foundation, each of which has an independent entrance directly from the outside
of the building and each of which is located on a separate lot [. . . ]"
A duplex dwellino is defined as:
"the whole of a building that divided vertically or horizontally into two separate
dwellings, each of which has an independent entrance either directly from the
outside or through a common vestibule."
619
.
REPORT NO.: PSD-121.Q3
PAGE 4
6.2 Triplexes are not specifically listed as a permitted use in any of the four (4) Urban
Residential zoning categories. Where permitted, they have been approved
through an exception zoning category, An example would be 10 Argyle Street in
Bowmanville, approved under the R1-18 zone category.
A triplex is defined as:
"a building that is divided horizontally into three separate dwellings each of which
has an independent entrance either directly from the outside or through a
common vestibule."
7.0 AGENCY COMMENTS
7,1 The rezoning application was circulated to various agencies and other
departments by the Planning Services Department. Rogers Cable TV and the
City of Oshawa have no concerns or objections.
7.2 Engineering Services commented that a building permit was issued in 1990 for a
2 unit building (duplex.). A building permit will be required for the third apartment
unit.
7.3 The Durham Region Planning Department commented that the subject property
is located in the "Living Area" designation in the Durham Regional Official Plan.
"This designation is intended predominantly for housing purposes that integrate a
mixture of housing types, sizes and tenure of living accommodations, The
proposed zoning amendment application is in conformity with the policies of the
Durham Region Official Plan". They also indicated that as the property abuts
Regional Road 55 (Townline Road), a "Type B" Arterial Road that requires a
right-of-way of 30 metres, As that section of the road is only 26 metres,
approximately 2 metres will have to be conveyed to the Region.
7.4 Comments remain outstanding from the following agencies:
. Clarington Emergency Services
. Clarington Operations
. Hydro One Networks Inc.
. Canada Post Corporation
. Bell Canada
8.0 STAFF COMMENTS
8.1 The current maximum theoretically achievable number of dwelling units on a
property this size in the R1 zone is 4 - a semi-detached dwelling with 2 in-house
apartments. This rezoning application is to allow three units (in a triplex dwelling)
620
,
REPORT NO.: PSD-121.Q3
PAGE 5
with the same maximum building height of 10,5 metres. As such, the required
unit density is lower than what is currently allowed, albeit in a different format.
Six parking spaces are required under the current Zoning By-law.
8,2 As the purpose of this report is to satisfy the requirements of the Public Meeting
under the Planning Act, it is respectfully recommended that this report be
referred back to Staff for further processing and the preparation of a subsequent
report.
Attachments:
Attachment 1 - Key Map
Interested parties to be notified of Council's decision:
Dave and Valerie Mueller
1419235 Ontario Limited
2975 Concession Road 4
Bowmanville, ON L 1 C 3K5
621
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ZBA2003-031
Zoning By-law Amendment
Owner: Micheal Anthony &
Yvonne Krohn-Anthony
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