HomeMy WebLinkAboutPSD-129-05
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REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: Monday, November 14, 2005
Report #: PSD-129-05
? By-law #:
11f~c'l (-lrA-t<!/7'f..tS
REZONING AND AMENDMENT TO DRAFT APPROVED PLAN OF
SUBDIVISION 18T-88051 TO PERMIT THE DEVELOPMENT OF 13
RESIDENTIAL UNITS
APPLICANTS: 2075568 ONTARIO INC. & MIDDLE ROAD DEVELOPMENTS
File #: ZBA2005/0044 and 18T-88051
Subject:
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-129-05 be received;
2. THAT the applications to amend Draft Approved Plan of Subdivision 18T-88051 and
Zoning By-law 84-63, submitted by 2075568 Ontario Inc. and Middle Road
Developments to permit the development of 13 residential units be referred back for
further processing and the preparation of a subsequent report.
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Submitted by:
Da d . Crome, M.C.I.P., R.P.P.
Director of Planning Services
Reviewed bya~~
Franklin Wu,
Chief Administrative Officer
TW*CP*DJC*sh*df
8 November 2005
CORPORATION OF THE MUNICIPALITY OF ClARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1 C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-129-05
PAGE 2
1.0 APPLICATION
1.1 Applicants: 2075568 Ontario Inc. and Middle Road Developments
1.2 Agent:
The Biglieri Group
1.3 Amendment to Draft Approved Plan of Subdivision:
From: Three (3) lots for six (6) semi-detached dwellings and 4 blocks for
part lots.
To: Re-align the boundary of the limits of the draft plan of subdivision to
include a part of the Scugog Road road allowance and to allow
eight (8) lots for single detached dwellings and seven (7) blocks for
part lots.
1.4 Amendment to Zoning By-law:
From: "Holding - Urban Residential Type One ((H)R1)" and "Holding-
Urban Residential Exception ((H)R2-8)
To: Permit the proposed amendment to the Draft Approved Plan of
Subdivision.
1.5 Site Area: 1.07 hectares (2.64 acres)
2.0 LOCATION
2.1 The subject lands are located north of Longworth Avenue, west of Scugog Street and
south of Mill Lane and West Scugog Lane (Attachment 1).
3.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES
3.1 The lands subject to the amendments are currently vacant. The site consists of portions
of two subdivision plans (18T-88051 and 18T-87086). The lands within 18T-87086 are
a triangular shaped parcel and have been registered as Block 99 of 40M-2225. The
majority of the lands within 18T-88051 are located south of Longworth Avenue and have
been registered in two phases. The lands subject to this application are located north of
Longworth Avenue. (Attachment 2).
3.2 Surrounding Uses
North - St. Stephens High School, vacant residential lots on West Scugog Lane, and
existing residential dwellings on Mill Lane
South - residential dwellings under construction
REPORT NO.: PSD-129-05
PAGE 3
East - vacant medium density residential land with residential dwellings to the east
West - vacant residential and open space lands
4.0 BACKGROUND
4.1 On September 8,2005, Staff received:
. applications to amend Zoning By-law 84-63;
. applications to amend both Draft Approved Plan of Subdivisions 18T-
87086 and 18T-88051; and
. application to remove the holding symbol.
The applicant wished to revise the lands to permit the development of thirteen (13)
single detached dwellings with a minimum of twelve (12) metre lot frontages rather than
twelve (12) semi-detached dwellings and five (5) single detached dwellings.
4.2 Through a detailed review of the application to amend Draft Approved Plan of
Subdivision 18T-87086, it was determined that the subject lands have already been
registered as a Block within Plan 40M-2225. Lands within a registered plan can not be
the subject of an amendment to draft approval. The applicant has advised that the
application to amend the Draft Plan of Subdivision will be withdrawn and a Part Lot
Control application will be submitted to divide the registered block to correspond with
the proposed Blocks within 18T-88051.
4.3 The Region of Durham issued Draft Approval for Plan of Subdivision 18T-88051 on
September 11, 1990. It was subsequently amended on January 25, 1991, October 25,
1994 and December 17, 1998. The area subject to this application was approved for
three (3) lots for six (6) semi-detached dwellings and four (4) blocks for part lots to be
developed in conjunction with the lands in 187-87086 and a portion of the Scugog Road
road allowance.
4.4 On September 26, 2005, Council adopted a by-law authorizing a portion of a road
allowance (Scugog Road) to be closed and conveyed to the applicant. Once the portion
of the road allowance has been conveyed the boundary of 18T-88051 is proposed to be
realigned to include the closed road allowance.
5.0 PROVINCIAL POLICY STATEMENT
5.1 The applications are consistent with the Housing Policies contained in Section 1.4 of the
2005 Provincial Policy Statement. Planning authorities are required to provide for a
range of housing types and densities with a ten year supply of lands which are
designated; and a three year supply of zoned and serviced lands within draft approved
and registered plans. Land and unit supply is to be based on, and reflect population
and unit allocations which are identified within the Municipality of Clarington Official
Plan. New housing is to be directed to locations where infrastructure and public
services are available.
REPORT NO.: PSD-129-05
PAGE 4
6.0 OFFICIAL PLAN CONFORMITY
6.1 Durham Reaion Official Plan
The lands are designated Living Area within the Durham Region Official Plan. The
predominant use of the lands within the Living Area designation shall be for housing
purposes. The proposed uses conform to this plan.
6.2 Clarinaton Official Plan
In the Clarington Official Plan, the subject lands are designated Urban Residential. The
lands are within the Knox Neighbourhood, which has a population allocation of 5400
and a housing unit target of 1900. The Official Plan states that residential
neighbourhoods shall be designed in accordance with seven criteria, including the
provision of a grid street system and a high quality urban environment along arterial
roads where reverse lotting and acoustical fencing is discouraged. The proposed uses
generally conform to the plan.
7.0 ZONING BY -LAW
7.1
Within the Comprehensive Zoning By-law 84-63, as amended, the lands are zoned
"Holding-Urban Residential Type One ((H)R1)" and "Holding-Urban Residential
Exception ((H)R2-8)". A zoning by-law amendment will be required to implement the
proposed draft plan amendment and impending part lot control application.
...",.....
8.0 PUBLIC NOTICE AND SUBMISSIONS
8.1 Public Notice was given by mail to each landowner within 120 metres of the subject site.
Public Meeting signs were installed on Scugog Street, Longworth Avenue and Mill Lane.
8.2 Staff received one general inquiry about the application from a resident who resides in
the vicinity.
9.0 AGENCY COMMENTS
9.1 In accordance with departmental procedures, the applications were circulated to obtain
comments from other departments and agencies. Comments remain outstanding from
the following departments and agencies:
~ Region of Durham
~ Canada Post
~ Bell Canada
~ Rogers Cable
~ Canada Mortgage and Housing Corporation
...",.....
REPORT NO.: PSD-129-05
PAGE 5
9.2 The Clarington Emergency and Fire Services Division, Veridian Connections, Enbridge
Gas Distribution and the Central Lake Ontario Conservation Authority have no
objections to the proposal.
9.3 The Clarington Engineering Services Division has indicated that the proposed
amendment cannot be finalized until such time as the unopen portion of Scugog Road
that is illustrated on the plan has been legally closed by by-law and has been conveyed
into private ownership.
1 0.0 STAFF COMMENTS
10.1 Kelman Place and Vesna Court has been planned and approved as a cul-de-sacs.
Given its limited infill nature, there is no opportunity to improve the connectivity as a
more grid-like system.
10.2 The conditions of Draft Approval for 18T-88051 will not be amended until the road
allowance has been closed and conveyed to the applicant of the subject lands. Until the
land is conveyed, the Municipality of Clarington owns the road allowance.
10.3 In order for the Block registered within 18T -87086 to be divided to correspond with the
Blocks within 18T-88051, a Part Lot Control application is required. Prior to the
completion of the part lot control application, the applicant will be required to amend the
subdivision agreement to ensure that the conditions of approval are transferred from the
..",..... previous owner.
1 0.4 Clarification of the Noise Study submitted in support of this application is required. The
Noise Study recommends a 2.2 metre high acoustic fence for lots which back onto
Scugog Street within 18T -87086 and for only two of the lots that back onto Longworth
Avenue within 18T -88051. Both roads are designated as a Type 'C' Arterial roads.
Staff question why the lots are not afforded the same level of noise protection on
Longworth Avenue as that proposed on Scugog Street.
10.5 The Official Plan generally does not permit reverse lotting and acoustical fencing along
arterial roads. Given the infill nature there is no opportunity to avoid the reverse lotting.
The lots at the end and south side of Vesna Court back onto arterial roads which
creates the need for an acoustic fence along the rear yards to mitigate the impact of
noise generated from traffic. This will result in a minimum 2.0 metre high walled
streetscape at a prominent intersection.
The Official Plan requires a high quality urban environment and landscaping along
arterial roads, which in this case must be in the context of an acoustical fence. The
applicant is proposing to incorporate masonry pillars in the fence construction to help
add visual interest and to break up the expansive fence. Staff are not satisfied with the
proposals to date and will be exploring available options to encourage a more attractive
streetscape (Attachment 3). This may require an additional landscape strip.
'......-'
REPORT NO.: PSD-129-05
PAGE 6
11.0 CONCLUSIONS
11.1 The purpose of this report is to satisfy the Public Meeting requirements under the
Planning Act, and to take into consideration the outstanding comments, staff
respectfully request that this report be referred back to staff for further processing and
the preparation of a subsequent report.
Attachments:
Attachment 1 - Key Map Amendment to Draft Approved Plan
Attachment 2 - Proposed Revision to Draft Approved Plan of Subdivision 18T-87087
Attachment 3 - Proposed Noise Fence
List of interested parties to be advised of Council's decision:
2075568 Ontario Inc.
Middle Road Developments Inc.
The Biglieri Group Ltd.
...",.....
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Report PSD-129-05
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ZONING BY-LAW AMENDMENT
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Attachment #3 to
Report PSD-129-05