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Public Meeting Report
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Report To: Planning and Development Committee
Date of Meeting: February 20, 2018
Report Number: PSD -017-18 Resolution: #PD -032-18
File Number: ZBA2017-0037 By-law Number:
Report Subject: An application by Landmark -Newcastle Limited to amend Zoning By-
law 84-63 to permit the development of 22 townhouse units at 415
Mill Street South and 403 Robert Street East, Newcastle.
Recommendations:
1. That Report PSD -017-18 be received;
2. That the Zoning By-law Amendment application submitted by Landmark -Newcastle
Limited continue to be processed and that a subsequent report be prepared; and
3. That all interested parties listed in Report PSD -017-18 and any delegations be advised
of Council's decision.
Municipality of Clarington
Resort PSD -017-18
Report Overview
e2
The Municipality is seeking the public's input on an application to amend Zoning By-law 84-
63, submitted by Landmark -Newcastle Limited. The application would permit the
development of 22 townhouse units accessed by a private lane. 15 townhouse units will
have dual frontage with a main door facing Mill Street South and their driveways and garage
accessed from the private lane. The remaining seven units will have driveways and main
doors accessing the proposed private lane. The applicants have also submitted a site plan
application for the development.
1. Application Details
1.1 Owner/Applicant: Landmark -Newcastle Limited
1.2 Agent: Mike Pettigrew, The Biglieri Group Ltd.
1.3 Proposal: To rezone the lands at 403 and 415 Mill Street South from "Urban
Residential Type One (R1) Zone" and "Holding — Urban
Residential Type One ((H)R1) Zone" to an appropriate zone that
would permit the proposed townhouse development.
1.4 Area: 0.38 hectares (0.95 acres)
1.5 Location: 403 and 415 Mill Street South, Newcastle
1.6 Roll Numbers: 181703011009100
181703011009101
1.7 Within Built Boundary: Yes
2. Background
2.1 The applicants submitted Zoning By-law Amendment and Site Plan applications on
October 20, 2017. The applications would permit the creation of 22 townhouse dwelling
units, 15 fronting onto Mill Street South, accessed by a private lane. The development
would be a standard condominium and would contain a water metering building located
near the entrance to the site along Robert Street East, a community mail box and 5 visitor
parking spaces.
2.2 The proposed units would be three storeys in height with garage doors facing the
proposed private lane (See Figure 1). The proposed units are all three bedrooms with a
total floor area of approximately 1,800 square feet.
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Municipality of Clarington
Report PSD -017-18 Page 4
The studies are being reviewed by staff and agencies and will be summarized in a future
report.
3. Land Characteristics and Surrounding Land Uses
3.1 The subject lands consist of two parcels, 403 and 415 Mill Street South. 403 Mill Street
South has an existing one and a half storey single detached dwelling with accessory
buildings in the east side yard. All the buildings would be removed to accommodate the
proposed development. 415 Mill Street South is currently vacant.
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Figure 2: Subject Lands with proposed 22 townhouse unit development
Municipality of Clarington
Report PSD -017-18 Page 5
3.2 The subject lands are approximately 600 metres south of King Avenue, Newcastle's
Main Street immediately abutting the north side of Highway 401. The surrounding uses
are as follows:
North — Single Detached Dwellings
South — Highway 401
East — Single Detached Dwellings
West — Single Detached Dwellings, Funeral Home and an Office Building
4. Provincial Policy
Provincial Policy Statement
4.1 The Provincial Policy Statement encourages planning authorities to create healthy, livable
and safe communities by accommodating an appropriate range and mix of housing types
and development patterns. Planning authorities are encouraged to promote opportunities
for intensification and redevelopment in a compact form where it can be accommodated
taking into account the availability of suitable existing infrastructure.
Growth Plan
4.2 The Provincial Growth Plan encourages municipalities to manage growth by directing
population growth to settlement areas, such as the Newcastle Urban Area. Municipalities
are encouraged to create complete communities including offering a mix of housing
options.
4.3 The subject lands are within the built-up area and will contribute to the Municipality's
target of achieving a minimum of 32% of all new residential units annually within the built-
up area.
5. Official Plans
Durham Region Official Plan
5.1 The Durham Region Official Plan designates the lands as Living Areas. Living Areas
permit the development of communities that incorporate the widest possible variety of
housing types, sizes and tenure to provide living accommodations that address various
socio-economic factors. Higher densities, through intensification and redeveloping
existing areas, particularly along arterials roads is encouraged. The proposed
development conforms with the Living Area designation.
5.2 The Durham Region Official Plan designates Mill Street South as a Type B Arterial Road.
Municipality of Clarington
Report PSD -017-18 Page 6
Clarington Official Plan
5.3 The Clarington Official Plan designates the subject lands Urban Residential. The Urban
Residential designation is predominately intended for housing purposes. A variety of
densities, tenure and housing types are encouraged. New development and
redevelopment in existing neighbourhoods must be designed to respect and not
negatively impact the physical character of the established neighbourhood.
6. Zoning By-law
6.1 Zoning By-law 84-63 zones the subject lands "Urban Residential Type One (R1) Zone"
and "Holding — Urban Residential Type One ((H)R1) Zone". The R1 zone permits single
and semi-detached dwellings. Townhouses are not permitted in the R1 zone.
6.2 A Zoning By-law Amendment is required to zone the subject lands to permit the proposed
townhouse development.
7. Public Notice
7.1 Public notice was mailed to each landowner within 120 metres of the subject lands on
January 17, 2018 and Public Meeting signs were installed fronting onto Mill Street South
and Robert Street East on January 18, 2018.
7.2 Staff received comments from one resident as of finalizing this report. The resident
expressed the following concerns and questions:
x Does the plan provide a sufficient amount of parking on the site for residents and
visitors;
x The entrance of the private lane to the existing intersection at Mill Street South
and Robert Street East is too close;
x Does not want to see all garbage pickup up at one location at the entrance to the
private lane;
x Questions regarding the height of the proposed townhouse units; and
x Questions regarding how the site will be regraded to facilitate the development
proposal.
7.3 Staff responded to the resident to provide information to the questions regarding the
height of the units, number of parking spaces and general grading requirements.
Municipality of Clarington
Resort PSD -017-18
8. Agency Comments
Durham Region
Paae 7
8.1 Durham Region Planning, Works and Transportation Departments have no objections to
the applications but identified some concerns with the studies submitted. The Region
requires the Noise and Archeological studies to be revised to address the deficiencies
identified in the reports.
8.2 The Region also noted that the proposed private road configuration does not meet their
requirements for waste pickup. The plan will need to be revised for the Region to provide
waste pickup.
Ganaraska Region Conservation Authority
8.3 Ganaraska Region Conservation Authority have no objections to the zoning by-law
amendment. They have identified some concerns with the stormwater management
report. They have requested the applicant update the report to address the concerns.
Ministry of Transportation
8.4 Comments from the Ministry of Transportation have not been received at the time of
finalizing this report but will be included in a subsequent report.
Other Agencies
8.5 Enbridge, Rogers and Canada Post has no objections to the applications subject to site
plan conditions. Comments from Bell, Veridian and the School Boards have not been
received at the time of finalizing this report.
9. Departmental Comments
Engineering Services Department
9.1 The Engineering Services Department has identified issues regarding grading,
stormwater management and sidewalks. The proposed development has 15 units
fronting onto Mill Street South which currently has no sidewalk.
9.2 The Engineering Services Department have identified grading concerns, specifically
along the east side of the property. The applicant is required to revise the grading plan
and stormwater management report to provide additional information and address the
identified concerns.
9.3 The applicant will need to provide details on how the new sidewalk will be constructed as
there is concern with existing hydro poles and stormwater swales along Mill Street South.
Municipality of Clarington
Report PSD -017-18 Page 8
Emergency Services Department
9.4 The Emergency Services Department had no objections to the approval of the application
but indicated some site plan concerns that will need to be addressed. The items include
insufficient road width to accommodate emergency vehicles on the proposed private road
at the south end where the road hammerheads.
Accessibility Committee
9.5 The Accessibility Committee made a number of recommendations including that internal
pedestrian pathways or sidewalks be considered and recommended that the accessible
visitor parking space be more centrally located on the site.
10. Discussion
10.1 The applicants have submitted applications for rezoning and site plan to permit a 22 unit
townhouse development on the subject lands. The proposed development is within an
older established area of Newcastle. There has been little infill or redevelopment in the
surrounding area in recent years. Many of the existing houses on Beaver Street and
Robert Street were built in the late 1960s. The Official Plan contains policies encouraging
intensification and redevelopment where it can be accommodated while respecting the
physical character of the existing neighbourhoods.
10.2 One of the main challenges to developing the subject lands are access to the property.
Mill Street South is a Type B Arterial Road in the Region of Durham Official Plan. Type B
Arterials are designed to carry higher volumes of traffic with limited access. Due to the
close location to Highway 401 interchanges this portion of Mill Street South is under the
jurisdiction of the Ministry of Transportation. There is limited access potential on Mill
Street South given the type of road, sightlines and grading from the bridge and ramps
from Highway 401, and a signalized intersection at Mill Street South and Robert Street
East.
10.3 The units are proposed to be designed with a door onto Mill Street South which will
require a new sidewalk to provide pedestrian access to the front of the unit. There are
existing drainage swales and ditches between the proposed dwellings and Mill Street
South. The applicants will be responsible for providing an appropriate plan to continue to
deal with stormwater in this area while introducing a new sidewalk. More details
surrounding the future sidewalk and comments from the Ministry of Transportation will be
required.
10.4 Ganaraska Region Conservation Authority, the Region of Durham and the Engineering
Services Department have requested that a number of the studies and plans be revised
to address concerns. The Ministry of Transportation have not provided comments to
date. Their comments are required as they regulate a portion of the lands and the portion
of Mill Street South the properties front onto.
Municipality of Clarington
Reaort PSD -017-18
Paae 9
10.5 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
12.1 The purpose of this report is to provide background information on the Zoning By-law
Amendment application submitted by Landmark -Newcastle Limited for the Public Meeting
under the Planning Act. 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 Crome, MCIP, RPP,
Director of Planning Services
Andrew C. Allison, B. Comm, LL.B
CAO
Staff Contact: Brandon Weiler, Planner, (905) 623-3379 ex. 2424 or bweiler@clarington.net
List of interested parties:
Dave Martino, Landmark -Newcastle Ltd.
Eric Malfa, Landmark -Newcastle Ltd.
Mike Perrigrew, The Biglieri Group Ltd.
Sue White
Dave Eastman
Lonny Gibson
CP/BW/ah
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