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Home My WebLink AboutPSD-001-01 .I '. ~ ON: PO01-01 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON REPORT PUBLIC MEETING Meeting: General Purpose and Administration Committee File # ]Jlf2Ali2/XJ;-O / b. Res. #JSfff-f4--O / Date: Tuesday, September 4, 2001 Report #: PSD-001-01 By-law # Subject: REZONING AND DRAFT PLAN OF SUBDIVISION APPLICATIONS APPLICANTS: FIRST-TECH MECHANICAL LIMITED, MARIA WULCZYN AND PERCY NAPPER PART LOT 31, CONCESSION 2, FORMER TWP. OF DARLINGTON FILES: ZBA 2001-016 AND S-C-2001-02 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-001-01 be received; 2. THAT the rezoning and draft plan of subdivision applications submitted by Weston Consulting Group on behalf of First-Tech Mechanical Limited, Maria Wulczyn and Percy Napper, be referred back to Staff for further processing and preparation of a subsequent report pending receipt of all outstanding comments; 3. THAT within 15 days of the Public Meeting, the Commissioner of Planning for the Region of Durham, be advised and provided by sworn declaration from the Clerk, the following: . that the Municipality held a Public Meeting in accordance with Section 51 (21.1) of the Planning Act for the subject subdivision application; . a copy of the minutes of the said meeting; . a copy of all written submissions received by the Municipality; . a list of all persons and public bodies, including their mailing addresses, that made oral submissions at the Public Meeting or written submissions; and . a copy of the report and the Council resolution. 4. THAT all interested parties listed in this report and any delegations be advised of Council's decision. 601 r/ , < REPORT: PSD-001-01 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicants: First-Tech Mechanical Limited, Maria Wulczyn and Percy Napper 1.2 Agent: Weston Consulting Group 1.3 Rezoning: To rezone the subject lands from "Holding-Urban Residential Type One ((H)R1) Zone" and "Urban Residential type Two (R2) Zone" to permit the development of a draft plan of subdivision. 1.4 Draft Plan of Subdivision: To develop a draft plan of subdivision containing 4 single detached units and 7 townhouse units. 1.5 Site Area: 0.30 hectares (0.74 acres) 2.0 LOCATION 2.1 The combined lands subject to these applications are located in Courtice at 1613 Highway 2 between Sandringham Drive and Trulls Road and at 33 Kennedy Drive (see Attachment 1). The property also has frontage on Kennedy Drive. The applicant's land holdings total 0.30 hectares (0.74 acres). The property is located within Part Lot 31, Concession 2, in the former Township of Darlington. 3.0 BACKGROUND 3.1 On June 25, 2001, Weston Consulting Group, on behalf of First-Tech Mechanical Limited, Maria Wulczyn, and Percy Napper, submitted rezoning and draft plan of subdivision applications to the Municipality of Clarington. The subdivision would consist of 4 single detached lots and 7 townhouse units (see Attachment 2). The townhouses would access Highway 2 through a rear lane while the single detached lots could gain access from Kennedy Drive and/or the rear lane. 3.2 Two properties are the subject of these applications. First-Tech Mechanical Limited and Maria Wulczyn own the property located at 1613 Highway 2, which fronts on Highway 2 and Kennedy Drive. A small parcel of land is required from Percy Napper at 33 Kennedy Drive to provide frontage for two of the four proposed single detached lots on Kennedy Drive. 602 ~ , REPORT: PSD-001-01 PAGE 3 3.3 The applicants had submitted two related severance applications (LD 158/2000 and LD 159/200) last year. One application would sever the house contained on the subject lands from the vacant property. The second application would sever a small parcel of land from Percy Napper's property to provide road frontage for some lots on Kennedy Drive. These applications were tabled at the Municipality's request until the Courtice Highway 2 Corridor and Main Central Area Study was completed. 4.0 SITE CHARACTERISTICS AND SURROUNDING USES 4.1 The property owned by First-Tech Mechanical Limited and Maria Wulczyn is vacant and contains some low vegetation and young trees around the perimeter. An existing single detached dwelling is located on the east side of the Highway 2 property. Lands owned by Percy Napper to be added to the proposal are vacant. 4.2 Surrounding Uses: East - North - West - South - Urban residential Urban residential Courtice hotel and Scoops ice cream shop Urban residential 5.0 OFFICIAL PLAN POLICIES 5.1 The lands are designated "Living Area" within the Durham Regional Official Plan. Residential uses are permitted within this designation. The application conforms to the policies. 5.2 The Clarington Official Plan designates the property "Special Policy Area F - King Street Corridor". Medium and high density residential uses are permitted within this designation. Although the townhouse portion of the proposal conforms to the medium density range, the proposed single detached development is below the density range for medium residential development. The area is located within the Courtice Highway 2 Corridor and Main Central Area Study area, which was completed in June 2001. Council authorized Staff to hold a public meeting on Monday, September 17, 2001 for the proposed King Street Corridor and Main Central Area Secondary Plan. Approval of the Secondary Plan would permit low density housing as a buffer between existing low density areas and new medium or high density residential areas. Provided that this density question is resolved, the proposal would otherwise appear to conform to the Official Plan. 603 # REPORT: PSD-001-01 PAGE 4 6.0 ZONING BY-LAW CONFORMITY 6.1 The lands at 1613 Highway 2 are currently zoned "Holding-Urban Residential Type One ((H)R1) Zone", which does not permit the proposed housing mix. In order to permit the proposal, a rezoning application was submitted for consideration. 6.2 The portion of land at 33 Kennedy Drive is zoned "Urban Residential Type Two (R2) Zone", which recognizes the existing development. In order to permit the proposal, the rezoning application also covers this area. 7. PUBLIC NOTICE AND SUBMISSION 7.1 Public notice was given by mail to each landowner within 120 metres of the subject site and three public meeting notice signs were installed on the lands. 7.2 As of the writing of this report, three general inquiries have been received. The main issues included method of access for the townhouses and servicing for the development. 8. AGENCY COMMENTS 8.1 Hydro One Networks Inc. has no objections to the proposal. 8.2 The Clarington Engineering Department objects to the proposal on the following grounds. . Development on the subject portion of the Kennedy Drive is premature in nature. No additional residential development and no additional accesses will be permitted on the subject portion of Kennedy Drive until such time as the street has been extended to the west, storm sewers, sanitary sewers, and watermains have been installed for the subject properties, and a full cul-de- sac has been installed at the westerly limit of Kennedy Drive. . The proposed rear lane access must be eliminated. The Engineering Services Department does not endorse or support the use of rear lanes. . The lot configuration for any future applications must not conflict with existing residential dwellings. Common or shared accesses will not be permitted. 8.3 The Clarington Fire Department has no objections to the application provided that the turning radius of the lane be increased to 12 metres. 604 REPORT: PSD-001-01 PAGE 5 8.4 The Peterborough-Victoria-Northumberland and Clarington Catholic District School Board has no objections provided that provisions are made for sidewalks within the subdivision. 8.5 Comments have not been received from the following agencies. . Clarington Engineering Department-Building . Clarington Operations Department . Durham Region Planning Department . Durham Region Public Works Department . Central Lake Ontario Conservation . Kawartha Pine Ridge District School Board . Conseil Scolaire de District Catholique Centre-Sud . Conseil Scola ire de District Centre-Sud Ouest 9. COMMENTS 9.1 The Highway 2 Corridor in Courtice is an area of transition from the original strip of homes to a set of higher order land uses. The Highway 2 Corridor and Main Central Area Study was prepared to provide assistance with the transition of the area in facilitating redevelopment or infill development. 9.2 The applicants of the Highway 2 property have submitted an application to sever the existing house from the vacant, effectively allowing the house to remain. Staff are concerned with this for two reasons: . Although it would allow the existing owner to remain in the residence, it will make the redevelopment of this single detached lot with adjacent properties a more longer term proposition. This could create difficulties with implementation of higher order land uses on the severed house and properties to the east. . The plan currently shows separate accesses for the applicant's residence and the proposed development. Access management is a fundamental principle of the Highway 2 Corridor and Main Central Area Study, which would minimize access points to the road either through access elimination or consolidation. These two issues will have to be addressed with the applicant. 9.3 The applicant must address the issue of servicing for the development. No conceptual site servicing drawings have been prepared to date. 605 REPORT: PSD-001-01 PAGE 6 10.0 CONCLUSIONS 10.1 As the purpose of this report is to satisfy the requirements for the Public Meeting under the Planning Act, and taking into consideration all of the comments received, it is respectfully requested that this report be referred back to Staff for further processing and the preparation of a subsequent report. Respectfully submitted, Reviewed by, ~, O~~A,~J2Q Dr-.v David J. Crome, M.C.I.P., R.P.P. o U . Director of Planning Services Department d ~ _-€~, Franklin Wu, M.C.I.P., R.P.P. Chief Administrative Officer. RH*L T*DC*df 14 August 2001 Attachment 1 - Key Map Attachment 2 - Draft Plan of Subdivision Interested parties to be notified of Council and Committee's decision: Vincent Baffa Weston Consulting Group Inc. 201 Millway Avenue, Unit 19 VAUGHAN, Ontario L4K 5K8 Tom Robinson 1617 Highway 2 COURTICE, Ontario L 1 E 2R7 First-Tech Mechanical Limited and Maria Wulczyn c/o Zeppieri & Associates 851 Wilson Avenue TORONTO, Ontario M3K 1 E6 Gordon Rund 1615 Highway 2 COURTICE, Ontario L 1 E 2R7 Percy Napper 33 Kennedy Drive COURTICE, Ontario L 1 E 2H2 6~6 ~~ ATTACHMENT 1 ~ ~ SUBJECT SITE 1: 1613 DURHAM HIGHWAY 2 pt. of Lot 31, Con.2 Now 10R-3494, Parts 6,7 & 12. SUBJECT SITE 2: 33 KENNEDY DRIVE Lot 13, Plan 10M-839. DURHAM HIGHWAY 2 l:i f3 N. - ~ ~ ~ Z ~ ~ 0 (f) (f) ~ W ~ () l:i I!: Z V) 0 f3 ~ () ~ ~ c:l !2 ill al g I!: ~ go c:l f I 1 COURTICE KEY MAP ZBA 2001-016 S-C-2001-02 607 , ATTACHMENT 2 SEVERANCE APPLICATION LD 159/2000 THE KING'S HIGHWAY No. 2 ____ t'M':"':J'l., ---....-_~'-----~~-~----- ...........:--.. , ",,,,,,it!!". -- -~-;::--+--- --- --~ -- --~ ..- ; ~ . __ _" ~ I , l I j . ~ ;. L.... _J I' I I ./ I j i 0...._____ I . ~=1-2r...-.i' .=:==z- ! j' I .1 IBLOC~ 5 I I I l I , i !! t ,~ , .. f BLOCK 6 ;"..1>> .- u_ u_ (>. >:c~~::~.,..... .,l..... ~ 4. 1 " 3 1 .., ~ 1J~ S-C-200 1-02 -_. - ----.----~ ----------- ---. ..---------- --. "'-:.:....- -- - I- I ! -,." -.'--, :~------l I .0'< I I ~ ... .. '~-.:Q; t.-~j DRAFT PLAN OF SUBDNISION PAkT Of LOT 31, CONCESSION 2. MUNICIPALITY OF CLARINGTON ;.OPt.l(RlY IN Jl-l[ TOWN~U1f' 0,- [)A!lll"l(f~",) REGIONAl MUNICIPALITY OF DUi<HAlA 'GO<l' :l:W' __.... ~ " - " I 6]8 G.P. & A. Minutes - 5- September 4, 2001 PUBLIC MEETING CONTD. (a) Report PSD-001-01 - Rezoning and Draft Plan of Subdivision - the purpose and effect of the applications is to rezone the subject lands from "Hoiding-Urban Residential Type One ((H)R1) Zone" and "Urban Residential Type Two (R2) Zone" to permit the development of a draft pian of subdivision consisting of 4 single family detached dwelling units and 7 townhouse units. No one spoke in opposition to or in support of this application. Ben Phillips. Weston Consulting Group Inc., 201 Millway Avenue, Unit 19, Vaughan, L4K 5K8 appeared on behalf of the applicant to answer questions from Members of the Committee. PLANNING SERVICES AND ENGINEERING SERVICES DEPARTMENTS Rezoning and Draft Plan of Subdivision ZBA2001-016 Rezoning Application Applicant: Bob Craig ZBA 2000-028 Resolution #GPA-411-01 Moved by Councilior Trim, seconded by Councillor Robinson THAT Report PSD-001-01 be received; THAT the rezoning and draft plan of subdivision applications submitted by Weston Consulting Group on behalf of First-Tech Mechanical Limited, Maria Wulczyn and Percy Napper. be referred back to Staff for further processing and preparation of a subsequent report pending receipt of all outstanding comments; THAT within 15 days of the Public Meeting, the Commissioner of Planning for the Region of Durham, be advised and provided by sworn declaration from the Clerk, the following: . that the Municipality held a Public Meeting in accordance with Section 51 (21.1) of the Planning Act for the subject subdivision application; . a copy of the minutes of the said meeting; . a copy of all written submissions received by the Municipality; . a list of all persons and public bodies, including their mailing addresses, that made oral submissions at the Public Meeting or written submissions; and . a copy of the report and the Council resolution. THAT all interested parties listed in Report PSD-001-01 and any delegations be advised of Council's decision. "CARRIED" Resolution #GPA-412-01 Moved by Councillor Pingle, seconded by Councillor Robinson THAT Report PSD-002-01 be received; THAT the application to amend Zoning By-law 84-63, be approved and that the amending by-law, as per Attachment 3 to Report PSD-002-01 be forwarded to Council for approval; 3C5