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Home My WebLink AboutPSD-026-16 Clarington Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102. Report To: Planning and Development Committee Date of Meeting: April 4, 2016 Report Number: PSD-026-16 Resolution Number: File Number: ZBA2016-0007 By-law Number: Report Subject: An application by Veltri and Son Limited to permit reduced frontage and lot area for one proposed single detached lot Recommendations: 1. That Report PSD-026-16 be received; 2. That the proposed application for Rezoning ZBA2016-0007 continue to be processed including the preparation of a subsequent report; 3. That staff consider the public comments received in the further processing of the Zoning By-law Amendment application submitted by Veltri and Son Limited to rezone to permit reduced lot frontage and area for one proposed single detached lot; and 4. That all interested parties listed in Report PSD-026-16 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -026-16 Page 2 Report Overview Veltri and Son Limited is proposing to amend the Zoning By-law to rezone from "Urban Residential Type One (R1)" Zone to allow the creation of one single detached dwelling lot with a frontage of 9.36 metres and an area of 333.17 square metres. Related land division applications were filed last year but no approval has been finalized. 1. Application Details 1.1. Owner: Veltri and Son Limited 1.2. Agent: Fay Veltri 1.3. Proposal: To change the zoning from "Urban Residential Type One (R1)" Zone to permit one single detached dwelling lot with a lot frontage of 9.36 metres and a lot area of 333.17 square metres. 1.4. Area: 1.5. Location: 1.6. Related Files 1.7. Within Built Boundary 2. Background 333.17 square metres (3,586 square feet) South side of Borland Court, (Rear of 18 Concession Street West), Bowmanville LD 116/2015, LD 117/2016, LD 118/2016, LD 119/2016, and LD 120/2016 Yes 2.1. A plan of subdivision comprised of Borland Court and 20 link dwellings, primarily on the north side was registered in December 1991. Municipal services were constructed anticipating link lots on both sides of Borland Court including the south side and including the location of the proposed 9.36 metre wide lot. 2.2. The subdivision maintained a block approximately 5 metres deep on the south side of Borland Court, backing onto the properties fronting on Concession Street West. More recently Veltri and Son were able to buy the rear portion of 18 Concession Street West and this permits several lots to be created including the subject proposed single detached lot. 2.3. In September 2015, the applicant submitted five Land Division applications. The first application LD1 16/2015 would sever a portion of the rear yard of 18 Concession Street West to meld with the strip of land on the south side of Borland Court retained by the developer when the subdivision was developed. The second application L117/2015 would split the strip of lands on the south side of Borland Court in two blocks. The Municipality of Clarington Report PSD -026-16 Page 3 remaining severances propose to create the single detached lot, subject of the rezoning LD118/2015- create one 18 metre wide semi-detached link lot, LD119/2015- and split the link lot into two units, LD120/2015. LD118/2015 was facilitating creation of a single detached lot that was deficient in lot frontage and area and therefore, a condition was recommended that the proposed lot area be rezoned to remedy the two deficiencies, hence this application. 2.4. On February 12, 2016, Planning Staff received the subject rezoning application. Figure 1: Location of the Property 3. Land Characteristics and Surrounding Uses The subject property and the surrounding properties are in older residential Bowmanville along Concession Street West and there is a pocket of relatively new residential development in Bowmanville along the north and west side of Borland Court. (LD 11912015) (LD 11712015) Borland Court Lands For Future Lot a, L (LD 12012015) Area Subject To Rezoning (LD 11812015) Subject Property 18 Concession Street West Concession Street West N l:2016-0007 Figure 1: Location of the Property 3. Land Characteristics and Surrounding Uses The subject property and the surrounding properties are in older residential Bowmanville along Concession Street West and there is a pocket of relatively new residential development in Bowmanville along the north and west side of Borland Court. Municipality of Clarington Report PSD -026-16 Page 4 4. Provincial Policy 4.1 Provincial Policy Statement The proposed creation of one additional but smaller single detached building lot within a context of link lots represents intensification within a settlement area and utilizing existing services while maintaining neighbourhood character. The proposal conforms to the Provincial Policy Statement. 4.2 Provincial Growth Plan The creation of one additional but smaller single detached building lot within a context of link lots is part of intensification within a settlement area and efficient use of land and existing services while maintaining neighbourhood character. The proposal conforms to the Growth Plan. 5. Official Plans 5.1 Clarington Official Plan The Durham Region Official Plan designates the subject properties Living Areas. The policies of the Plan generally promote infill and intensification. The proposed reduction of the required lot frontage and area for the subsequent creation of one additional smaller single detached building lot within a context of link lots conforms to the Durham Regional Official Plan. 5.2 Clarington Official Plan The Clarington Official Plan designates the subject properties Urban Residential — Low Density. The proposed reduction of the required lot frontage and area for the subsequent creation of one additional smaller single detached building lot within a context of link lots conforms to the Clarington Official Plan. 6. Zoning By-law Zoning By-law 84-63 zones the subject property "Urban Residential Type One (R1)". The zones single detached lot minimum standards are 15 metres lot frontage and 460 square metres lot area, whereas link lots, as proposed for the other land division applications, require minimums of 18 metres lot frontage and 550 square metres lot area. The proposed single detached lot standards of 9.36 metres frontage and 333.17 square metres area, create the need for rezoning. Municipality of Clarington Report PSD -026-16 Page 5 7. Public Notice and Submissions 7.1 Public notice was mailed to each landowner within 120 metres of the subject property and a public meeting sign was installed on the Borland Court frontage. 7.2 The neighbour to the southwest has asked that a privacy fence be constructed along the common property line as a requirement of this rezoning and related land divisions. 8. Agency & Departmental Comments 8.1 Emergency & Fire Services had no fire safety concerns, and Operations had no comments. Enbridge had no concerns. 8.2 Canada Post had no objections and stated since Borland Court receives door to door delivery the subject property will. 8.3 Comments have not been received from other agencies or departments. 9. Discussion 9.1 Municipal servicing stubs already exist in the street for 12 dwellings on lots of approximately 9 metres, six semi-detached link lots, on the south side of Borland Court. The proposal is consistent with this layout. The future lot layout, and servicing for the south side of Borland Court was based on a portion of three, larger, existing properties fronting on Concession Street West severing their rear yards to create future lots, with minimum 18 m frontage link lots. The applicant has successfully purchased one of the rear yards and is complying with the servicing and lot scheming. The rezoning is required because the applicant has not been able to acquire the lands to the west to create the balance of what was to be a link lot. Therefore they are creating a small single detached lot, in essence half of the originally proposed link lot, with a 9.36 m frontage. 9.2 Privacy fencing can be required through the land division development agreement. 10. Conclusion The purpose of this report is to provide background information on the proposal, as submitted by Veltri and Son, for the Public Meeting under the Planning Act and to identify issues and comments received to date. Staff will continue processing the application including the preparation of a subsequent report upon receiving outstanding agency comments. 11. Strategic Plan Application Not Applicable. Municipality of Clarington Report PSD -026-16 Paqe 6 Submitted b `�-'�....�=,,. y °" Reviewed by` Da idrome, MCIP, RPP Franklin Wu, Director of Planning Services Chief Administrative Officer Staff Contact: Bob Russell, Planner II, 905-623-3379 ext. 2421 or brussell@clarington.net The following is a list of the interested parties to be notified of Council's decision: Fay & Frank Veltri Laverne & Bill Morrison CPIBRItglav