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Public Meeting Report
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Report To: Planning and Development Committee
Date of Meeting: October 3, 2016
Report Number: PSD-056-16 Resolution Number:
File Number: COPA2016-0002, ZBA2016-0013
& S-C-2016-0002 By-law Number:
Report Subject: Applications by 2399263 Ontario Limited (Matanda Homes) for a 21-
unit draft plan of subdivision in Courtice
Recommendations:
1.That Report PSD-056-16 be received;
2.That the proposed applications for Clarington Official Plan Amendment (COPA2016-
0002), Zoning By-law Amendment (ZBA2016-0013) and proposed Draft Plan of
Subdivision (S-C-2016-0002) submitted by 2399263 Ontario Limited (Matanda Homes)
continue to be processed including the preparation of a subsequent report; and
3.That all interested parties listed in Report PSD-056-16 and any delegations be advised of
Council’s decision.
Report Overview
This is a public meeting report to provide an overview of the applications by 2399263 Ontario
Limited (Matanda Homes) to create a residential plan of subdivision which would result in the
development of 8 single detached dwelling units and 13 street townhouse units.
The plan requires an amendment to the Clarington Official Plan and the South West Courtice
Secondary Plan to allow for Medium Density residential development and an amendment to the
Zoning By-law to place these lands in appropriate zones to permit the residential development.
1. Application Details
1.1. Owner/Applicant: 2399263 Ontario Limited (Matanda Homes)
1.2. Agent: KLM Planning Partners Inc.
1.3. Proposal: Proposed Amendment to Clarington Official Plan and Courtice
South West Secondary Plan
To place lands in the medium density residential designation.
Proposed Draft Plan of Subdivision
To create a 21 unit draft plan of subdivision consisting of 8 lots
for single detached residential units and 2 blocks for a total of
13 street townhouse units.
Rezoning
To rezone the lands from the existing Agricultural (A) zone to
appropriate zones that permit the proposed residential
development.
1.4. Area: 0.562 hectares
1.5. Location: 1445 Gord Vinson Avenue, Part of Lot 35, Concession 1,
Former Township of Darlington
1.6. Roll Number: 1817 020 070 03500, 1817 010 070 03578
1.7. Within Built Boundary: Yes
Municipality of Clarington
Report PSD-056-16 Page 3
2. Background
2.1 The subject applications were received and circulated for comments in late June 2016.
Figure 1: Key Map
2.2 The location and proposal for the subject lands is shown on Figure 1. This small infill
subdivision includes a residential parcel along the original alignment of Bloor Street in
Courtice, a small block from a previously registered plan of subdivision, and a portion of
unopened road allowance that was conveyed in May 2016.
2.3 The lands are now within the South West Courtice Secondary Plan and designated for
urban residential development. The development parcel has frontage along Gord Vinson
Avenue (formerly Bloor Street) and Frank Wheeler Avenue with municipal services
available on both frontages.
Municipality of Clarington
Report PSD-056-16 Page 4
2.4 The proposal includes two street townhouse blocks fronting onto Gord Vinson Avenue (a
total of 13 units) and 8 single detached lots along Frank Wheeler Avenue.
2.5 The applicant has submitted the following studies in support of the applications:
Planning Justification Report
Functional Servicing and Stormwater Management Report
Energy Conservation and Sustainability Plan
Archaeological Assessment
Phase 1 Environmental Site Assessment
These reports will be detailed in a subsequent report.
3. Land Characteristics and Surrounding Uses
Figure 2: Photo of Subject Lands
3.1 The surrounding uses are as follows:
North - Existing semi-rural property, agricultural uses and residence identified as
a “Primary Heritage Resource”
South - Existing residential development in approved plans of subdivision
East - Existing semi-rural property and residence
West - Existing residential development in approved plans of subdivision
Municipality of Clarington
Report PSD-056-16 Page 5
4. Provincial Policy
4.1 Provincial Policy Statement
The Provincial Policy Statement 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.
Opportunities for redevelopment and intensification must be promoted. Municipalities
must provide a variety of housing types and densities, and a range of housing options
that are affordable to the area residents.
Healthy and active communities should be promoted by planning public streets to be
safe, meet the needs of pedestrians, foster social interaction and facilitate active
transportation and community connectivity. Compact and diverse developments promote
active modes of transportation such as walking and cycling.
4.2 Provincial Growth Plan
The subject lands are within the defined Built Boundary. Population and employment
growth will be accommodated by directing a significant portion of new growth to the built
up areas through intensification and efficient use of existing services and infrastructure.
The development of complete communities is encouraged by promoting a diverse mix of
land uses, a mix of employment and housing types, high quality public open space and
easy access to local stores and services. New transit-supportive and pedestrian-friendly
developments will be concentrated along existing and future transit routes. The Growth
Plan establishes minimum targets for residential development occurring annually within
each upper tier municipality to be within the built up area.
5. Official Plans
5.1 Durham Regional Official Plan
The Durham Regional Official Plan designates the subject lands Living Area. Lands
within the Living Area designation shall be used predominantly for housing purposes
incorporating the widest possible variety of housing types, sizes, and tenure. Living Areas
shall be developed in a compact form through higher densities and by intensifying and
redeveloping existing areas.
The Durham Regional Official Plan requires a minimum intensification target of 32% for
lands within the built boundary in Clarington.
5.2 Clarington Official Plan
The lands are designated Urban Residential. Urban Residential lands are predominately
intended for housing purposes. Gord Vinson Avenue and Frank Wheeler Avenue are
local streets.
Municipality of Clarington
Report PSD-056-16 Page 6
The proposed subdivision falls within the Bayview neighbourhood which has a housing
target of 1250 low, 300 medium, and 125 high-density housing units, in addition to 50
intensification units, for a total of 1,725 units by the year 2016.
5.3 South West Courtice Secondary Plan
The South West Courtice Secondary Plan currently designates the land Low Density
Residential.
6. Zoning By-law
Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone. Zoning By-law 84-63
does not have a future development zone and the Agricultural (A) Zone is often used for
that purpose on lands within the urban areas.
7. Public Notice and Submissions
Public Meeting notice was mailed to area residents and details of the application were
included in the Planning Services Department E-update and posted to the municipal
website. At the time of writing the report, three individuals have contacted staff regarding
the applications. Planning staff received one written submission via email. Concerns
raised to date include unit mix and the introduction of townhouse units, the lack of gas
stations and commercial uses to serve area residents, school capacity, traffic and
parking, and impacts from area construction sites.
8. Agency Comments
8.1 Regional Municipality of Durham
Comments from the Region of Durham have not been received at the time of writing this
report.
8.2 Central Lake Ontario Conservation Authority
The Conservation Authority did not identify any concerns with the proposal and provided
technical comments to the applicant regarding grading and stormwater management that
must be addressed.
8.3 Kawartha Pine Ridge District School Board
Students from this development would attend Dr. G.J. MacGillivray Public School,
Courtice Intermediate and Courtice Secondary School. Board staff request that
consideration be given to sidewalk connections and pedestrian routes to allow safe
access for students to Dr. G.J. MacGillivray.
8.4 Other agencies
Enbridge Gas, Canada Post and Rogers have no objections to the applications.
Municipality of Clarington
Report PSD-056-16 Page 7
9. Departmental Comments
9.1 Engineering Services
The applicant has submitted a Functional Servicing Report in support of this application
which addresses grading, servicing and stormwater management for this proposed
development. The report is currently under review and appears to be generally
satisfactory. The grading of the site should eliminate proposed retaining walls along the
east limit of the development. Every effort must be made to preserve the trees along the
east boundary of the proposed development.
The Robinson Ridge and Huntington subdivisions were developed and services
constructed anticipating development of these lands. The existing road network on Gord
Vinson Avenue can support the two townhouse blocks, and Frank Wheeler Avenue can
support eight single family dwellings without requiring any road improvements in the area.
Additional technical considerations would be part of the detailed review of the subdivision
such as site alteration, construction traffic routes (to be limited to Gord Vinson Avenue),
service connections, road restoration and driveway alignment to accommodate on-street
parking.
A cash-in-lieu of parkland payment would be required as a condition of approval.
A former municipal road allowance is included within the limits of the draft plan of
subdivision. This unopened road allowance was conveyed subsequent to approval of
recommendations contained in the Legal Service Department Report LGL-002-16.
9.2 Emergency and Fire Services
No concerns.
9.3 Operations Department
Operations has provided comment regarding necessary streetlighting upgrades along
Gord Vinson Avenue. The subdivision agreement would require provisions relating to
protection measures for mud tracking on municipal streets.
10. Discussion
10.1 This small infill subdivision is located along the former Bloor Street alignment (now Gord
Vinson Avenue) in the growing area of southwest Courtice. The development is very
efficient and takes advantage of existing roads and servicing. The lots can be serviced
and accessed from both Gord Vinson Avenue and Frank Wheeler Avenue. The
development has a density of 37 units per net hectare. All housing units would contribute
to intensification targets.
Municipality of Clarington
Report PSD-056-16 Page 8
10.2 The applicant will have to demonstrate that the grading of the development can be
completed in a manner that takes into consideration transitions to new development to
the west and the existing property to the east.
10.3 The purpose of the public meeting is to provide an opportunity for further public input.
These public comments will be compiled, discussed with the applicant and addressed in
a subsequent staff report.
11. Concurrence
Not Applicable
12. Conclusion
Staff will continue processing the application including the preparation of a subsequent
report upon resolution of the identified issues.
13. Strategic Plan Application
Not applicable.
Submitted by: Reviewed by:
David J. Crome, MCIP, RPP Curry Clifford, MPA, CMO
Director of Planning Services Interim CAO
Staff Contact: Anne Taylor Scott, Senior Planner, 905-623-3379 ext. 2414 or
ataylorscott@clarington.net
The following is a list of the interested parties to be notified of Council’s decision:
2399263 Ontario Limited
Billy Tung
Dave Bandreth
John Gilmore
Susan Young
Ashwin Balmri
ATS/CP/DCJ/tg