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Report To: Planning and Development Committee
Date of Meeting: March 12, 2018
Report Number: PSD -022-18 Resolution Number: PD -041-18
File Number: S -C 2007-0005
ZBA 2017-0024 By-law Number:
Report Subject: An application by Akero Developments Inc. to amend Draft Approval
to add one new lot and change various zone regulations within Draft
Approved Plan of Subdivision S -C 2007-0005 in the Northglen
Neighbourhood, Bowmanville.
Recommendations:
1. That Report PSD -022-18 be received;
2. That the proposed applications for an amendment to Draft Approval and Rezoning
ZBA 2017-0024 continue to be processed including the preparation of a subsequent
report; and
3. That all interested parties listed in Report PSD -022-18 and any delegations be advised of
Council's decision.
Municipality of Clarington
Report PSD -022-18
Report Overview
Page 2
The Municipality is seeking the public's input on an amendment to a draft approved plan of
subdivision to add one lot and changes to various zone regulations, specifically to permit
bungalofts, add one new lot, to change the lot frontages of five lots, allow garages to project
beyond the front wall or exterior side wall of the dwelling, remove porches from lot coverage
and reduce interior side yard setback for a street townhouse block in Northglen East.
1. Application Details
1.1. Owner: Akero Developments Inc.
1.2. Applicant: Highcastle Homes
1.3. Agent: D.G Biddle & Associates
1.4. Proposal: Proposed Amendment to Draft Approval of Plan of Subdivision
To delete the vehicular access to Block 59 from Ronald Hooper
Avenue; and to add one lot.
Proaosed Zonina By -Law Amendment
To amend the Zoning By -Law for the plan of subdivision to:
x permit bungalofts;
x remove covered porches and balconies from the lot
coverage calculations;
x delete three lots with 11.0 metres of frontage and one lot
with 12 metres of frontage and replace with four lots with
11.3 metres of frontage;
x permit garages to project from the front wall of the dwelling
or covered porch projection on all lots;
x reduce the interior side yard of a townhouse block from 4
metres to 1.2 metres; and
x reduce the exterior side yard of lots abutting Concession
Road 3 and Middle Road.
1.5. Area: 40 hectares
1.6 Gross Density 38 jobs and persons per gross developable hectare
1.6. Location: North of Concession Road 3, east side of Middle Road, being
Part Lots 12 & 13, See Figure 1.
Municipality of Clarington
Report PSD -022-18
1.7. Roll Numbers: 18-17-010-080-04000, 18-17-010-080-04025
1.8. Within Built Boundarv: No
RONALD HOOPER AVENUE
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Figure 1: Location Map
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75A 2017-0024
2. Background
2.1. Highcastle Homes submitted an amendment to draft approval to add one lot and a
rezoning application to change the zone regulations of the lands located at the north-
east quadrant of Middle Road and Concession Road 3, in the Northglen Neighbourhood
referred to herein as Northglen East. These lands were draft approved with a medium
density block (Block 59) with two entrances, one on Ronald Hooper Avenue and the
other on Bill Hutchison Crescent, as well as seven lots for single detached dwellings,
(See Figure 2).
Delete thr7n,tre lots and
replace wi11.3 metre lots
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Delete one 12 metre lot and
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replace with a 11.3 metre lot
Permit a single detached dwelling
Reduce interior side yard setback
from 4.5m to less than 1.84m
Reduced frontage and exterior
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side yard setback
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Draft Approved Pian of
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RONALD HOOPERAVENUE -
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Figure 1: Location Map
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75A 2017-0024
2. Background
2.1. Highcastle Homes submitted an amendment to draft approval to add one lot and a
rezoning application to change the zone regulations of the lands located at the north-
east quadrant of Middle Road and Concession Road 3, in the Northglen Neighbourhood
referred to herein as Northglen East. These lands were draft approved with a medium
density block (Block 59) with two entrances, one on Ronald Hooper Avenue and the
other on Bill Hutchison Crescent, as well as seven lots for single detached dwellings,
(See Figure 2).
Municipality of Clarington
Report PSD -022-18 Page 4
2.2. The applicant proposes to develop Block 59 with a vehicular access off of Middle Road
while also maintaining the access on Bill Hutchison Crescent. By doing this, the
previously approved access on Ronald Hooper Avenue is now proposed to be a new
lot. This has the effect of changing the lot frontages on the south side of Ronald Hooper
to four 12 metre lots and four 11.3 metre lots. The proposed amendment increases the
number of units in the entire draft plan by only one lot, from 364 to 365 (See Figure 2).
2.3. The applicant also proposes to reduce the interior side yard of a street townhouse block
58 from 4.0 metres to 2.0 metres.
Figure 2: Detail of Specific Lot Changes
2.4. Subsequent to the submission of the application by Highcastle, the owner, Akero
Development Inc. advised that all the lots in Northglen East were sold to five different
builders, four of which had built homes in Northglen West, the lands on the west side of
Middle Road. In 2014, some of the zone regulations in Northglen West were changed to
allow for the following:
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Figure 2: Detail of Specific Lot Changes
2.4. Subsequent to the submission of the application by Highcastle, the owner, Akero
Development Inc. advised that all the lots in Northglen East were sold to five different
builders, four of which had built homes in Northglen West, the lands on the west side of
Middle Road. In 2014, some of the zone regulations in Northglen West were changed to
allow for the following:
Municipality of Clarington
Report PSD -022-18
x Bungalofts;
x Exclude unenclosed porches and balconies from lot coverage calculations;
Page 5
x Allow for greater garage widths; and
x To allow for a maximum garage projections of 2 metres beyond the front or
exterior wall of the dwelling.
2.3 Bungalofts are one storey homes with a partial second floor (loft) which comprises not
more than 50 percent of the ground floor excluding the garage.
2.4 The 2014 zoning amendment was only for the plan of subdivision in Northglen West.
The builders would like to use the same models as they did in Northglen West but now
the models do not comply to the zoning in Northglen East, originally approved in 2008.
3. Land Characteristics and Surrounding Uses
3.1 In the plan of subdivision known as Northglen East are relatively flat and Phases 1 and 2
have been graded and site servicing has commenced, as shown in Figure 3.
3.2 The surrounding uses are as follows:
North Vacant and draft approved for single detached dwellings (Phases 1 & 2)
South Concession Road 3 and single detached dwellings
East Estate Residential
West Middle Road, vacant and draft approved for single detached dwellings and
future medium density block
Figure 3: View of subject site looking northeast along Middle Road
Municipality of Clarington
Report PSD -022-18 Page 6
4. Provincial Policy
Provincial Policy Statement
4.1 The Provincial Policy Statement identifies settlement areas as the focus of growth.
Planning authorities are encouraged to create healthy, livable and safe communities by
accommodating an appropriate range and mix of residential, employment, recreational
and open space uses to meet long term needs. Land use patterns shall be based on
densities and a mix of land uses that efficiently use land, resources and infrastructure.
The subject applications are consistent with the Provincial Policy Statement.
Provincial Growth Plan
4.2 The lands are located in a Designated Greenfield Area within a settlement area. In the
Region of Durham, the Growth Plan establishes the target of 50 jobs and residents
combined per net hectare in the Designated Greenfield Area. This target is measured
across the Region of Durham. The Growth Plan encourages the creation of complete
communities that are compact, transit -supportive and offer a range and mix of housing
types, high quality public open space and easy access to local stores and services.
The subject applications are consistent with the Provincial Growth Plan.
5. Official Plans
Durham Region Official Plan
5.1 The Durham Region Official Plan designates the lands as Living Areas. Lands
designated Living Area permit the development of communities incorporating the widest
possible variety of housing types, sizes and tenure to provide living accommodations
that address various socio-economic factors. The proposed development conforms with
the Durham Region Official Plan.
Clarington Official Plan
5.2 The Clarington Official Plan designates the lands as Urban Residential. The subject
lands are within the Northglen Neighbourhood. The Urban Residential designation shall
predominantly be used for housing purposes, providing for a variety of densities, tenure
and types. Neighbourhoods are to be walkable, compact, connected and create a high
quality public realm. The proposed rezoning conforms to the policies of the Clarington
Official Plan.
6. Zoning By-law
6.1 There are various urban residential zones in the Northglen Neighbourhood. A rezoning
is required to facilitate the requested change in Northglen East medium density block
and surrounding lots, and to have similar built form to the models in Northglen West.
Municipality of Clarington
Report PSD -022-18
7. Public Notice and Submissions
Page 7
7.1 The Public Notice of this meeting was given by mail to landowners within 120 metres of
the subject site. Public Notice signs were also installed on each property's frontage
along Middle Road and Concession Road 3.
7.2 As of writing this report, no comments have been received by members of the public.
8. Agency Comments
Central Lake Ontario Conservation Authority
8.1 The Central Lake Ontario Conservation Authority offered no objection to the proposed
amendments.
Region of Durham
8.2 Comments are outstanding from the Region of Durham.
9. Departmental Comments
Engineering Services
9.1 The Engineering Services Department offered no objection to the proposed
amendments.
10. Discussion
10.1 The builders in all four phases of Northglen East have built homes in Northglen West in
conformity with the zoning by-law, which was updated in 2014. The builders wish to use
the same models however they are not consistent with current zoning in Northglen East,
which was approved in 2008. Using the same zone regulations will provide a consistent
architectural style through the entire Northglen Neighbourhood. The addition of one lot
is considered minor as well as the reduction of the interior side yard to a street
townhouse block on fronting onto Bill Hutchison Crescent.
10.2 The medium density block on the south side of Ronald Hooper Avenue was draft
approved with an access onto the street which will be relocated off of Middle Road. The
draft plan will be amendment to add one lot. The lot frontages on the balance of 21 to
24 lots as shown on Figure 3, will be adjusted to allow dwellings sufficient in size to
permit two car garages.
Municipality of Clarington
Report PSD -022-18
11. Conclusion
Page 8
The purpose of this report is to provide background information on the proposed
rezoning submitted by Highcastle Homes 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.
Submitted by: Reviewed by:
David J. rome, MCIP, RPP
Director of Planning Services
for CAO
Andrew Allison, B. Comm, LL.B
CAO
Staff Contact: Cynthia Strike, Principal Planner, 905-623-3379 ext. 2410 or
cstrike clarington.net
CS/nl
List of interested parties to be notified of Council's decision:
Hannu Halminen, Akero Developments Inc.
Domenic Tassone, Highcastle Homes
Michael Fry, D.G. Biddle & Associates
I:\^Department\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2017\ZBA2017-0024 Northglen East\Staff Report\PSD-022-18.docx