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HomeMy WebLinkAboutPDS-005-22Public Meeting Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Joint Committees Date of Meeting: February 7, 2022 Report Number: PDS-005-22 Submitted By: File Number: Report Subject: Ryan Windle, Director of Planning and Development Services SC2021-0008 & ZBA2021-0025 Resolution#: Dale Park Drive Draft Plan of Subdivision and Rezoning to permit 9 residential units consisting of 4 semi-detached dwellings and 1 single detached dwelling. Purpose of Report: The purpose of this report is to provide information to the public and Council. It does not constitute, imply or request any degree of approval. Recommendations: 1.That Report PDS-005-22 and any related communication items, be received for information only; 2.That Staff receive and consider comments from the public and Council with respect to the Draft Plan of Subdivision and Zoning By-law Amendment applications; and 3.That all interested parties listed in Report PDS-005-22 and any delegations be advised of Council’s decision. Municipality of Clarington Page 2 Report PDS-005-22 Report Overview The Municipality is seeking the public’s input on applications for a proposed Draft Plan of Subdivision and Zoning By-law Amendment, submitted by Courtice Construction Team Inc. and Dover Property Management Inc., to permit 9 residential units consisting of 4 semi- detached dwellings and 1 single detached dwelling. The subdivision would extend and connect Dale Park Drive. 1. Application Details 1.1 Owner/Applicant: Courtice Construction Team Inc. and Dover Property Management Inc. 1.2 Proposal: Draft Plan of Subdivision The proposed Draft Plan of Subdivision would permit 9 residential units consisting of 4 semi-detached dwellings and 1 single-detached dwelling. The subdivision would extend and connect Dale Park Drive. Zoning By-law Amendment To rezone the lands from “Agricultural (A)” to an Urban Residential Type One Exception (R1-XX) Zone. 1.3 Area: 0.38 hectares (.96 acres) 1.4 Location: 14 Dale Park Drive, Part 2 of 40R-31041 & Part Block 73 of Plan 10M766 in Courtice (see Figure 1) 1.5 Roll Number: 181701007007950 & 181701007003750 1.6 Within Built Boundary: Yes Municipality of Clarington Page 3 Report PDS-005-22 2. Background 2.1 The subject properties are vacant assembled parcels of land to facilitate a 5-lot subdivision. The subdivision would connect the east and west portions of Dale Park Drive (see Figure 1 and the Site Context Map Figure 3). The northern parcel, municipally numbered 14 Dale Park Drive (Part 2 of 40R-31041), is in part lands acquired through land division application LD2020-005 to acquire the rear yard of 19 Varcoe Road. The property to the south, Part Block 73 of Plan 10M766, is a remnant parcel of the Cherry Blossom/Dale Park subdivision development. Figure 1: Proposed Draft Plan of Subdivision Municipality of Clarington Page 4 Report PDS-005-22 2.2 North of the west leg of the Dale Park Drive temporary cul-de-sac is a 10-metre-wide parcel (Block 8) owned by the Municipality of Clarington which would form part of the extension of Dale Park Drive (See Figure 2). 2.3 South of the west leg of the Dale Park Drive temporary cul-de-sac is a 7-metre-wide parcel (Block 7) owned by the Municipality of Clarington adjacent to Cherry Blossom Parkette and Rick Gay Park (See Figure 2). There is a fence that separates this block from the park lands. Figure 2: Proposed Draft Plan of Subdivision and Surrounding Lands 2.4 On October 29, 2020 Courtice Construction Team Inc. and Dover Property Management Inc. submitted applications for Draft Plan of Subdivision and Zoning By-law Amendment to permit 9 residential units consisting of 4 semi-detached dwellings and 1 single- detached dwelling. 2.5 The applications were deemed incomplete on November 26, 2021 and subsequently deemed complete on December 7, 2021. The applications were circulated for comments on December 7, 2021, to applicable departments and agencies Municipality of Clarington Page 5 Report PDS-005-22 2.6 The applicant has submitted the following studies in support of the applications: • Functional Servicing and Stormwater Drainage Report • Planning Justification Report • Sustainability Report • Arborist Report 2.7 These studies are being reviewed by departments and agencies and will be summarized in a future report. 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are located north of Regional Highway 2, south of Nash Road, west of Cherry Blossom Crescent and east of Varcoe Road in an existing low-density residential neighbourhood (see Figure 3). Cherry Blossom Parkette and Rick Gay Park abut the southern property. The lands are currently vacant and are treed along existing and former property lines. Both parcels are generally flat. 3.2 The surrounding uses are as follows: North – Single detached dwellings South – Linked dwellings and Cherry Blossom Parkette/Rick Gay Park East – Single detached dwellings West – Single detached dwellings and linked dwellings Municipality of Clarington Page 6 Report PDS-005-22 Figure 3: Site Context Map 4. Provincial Policy Provincial Policy Statement 4.1 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. 4.2 Opportunities for redevelopment and intensification should be promoted where it can be accommodated. Municipalities must provide a variety of housing types and densities, efficiently utilizing existing infrastructure and public transit facilities. Municipality of Clarington Page 7 Report PDS-005-22 Provincial Growth Plan 4.3 The subject lands are within the defined Built Boundary and within the Urban Boundary of Courtice. 4.4 Growth is to 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. A minimum of 40 percent of all residential development occurring annually within each upper tier municipality will be within the built-up area. 4.5 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. 5. Official Plans Durham Regional Official Plan 5.1 The Durham Region Official Plan designates the subject lands Living Areas. Living Areas 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. 5.2 Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas. Clarington Official Plan 5.3 The Clarington Official Plan designates the lands Urban Residential. The Urban Residential designation is predominately intended for housing purposes. A variety of densities, tenure and housing types are encouraged, generally up to three storeys in height. 5.4 The subject lands are internal to the neighbourhood and near an arterial road. The minimum density is 13 units per net hectare. Detached and semi-detached dwellings are permitted. 6. Zoning By-law 6.1 The property is zoned Urban Residential Type One (R1) in Zoning By-law 84-63. The R1 Zone permits detached dwellings on lots with a minimum frontage of 15 metres and a minimum lot area of 460 square metres. The R1 zone also permits semi-detached dwellings on lots with a minimum frontage of 18 metres and a minimum lot area of 550 square metres. Municipality of Clarington Page 8 Report PDS-005-22 6.2 The single detached dwelling lot (Lot 1) has a lot frontage of 12.5 metres and lot area of 400 square metres. Blocks 2 to 4 are for semi-detached dwellings and have lot frontages between 16.8 metres and 17.5 metres and lot areas between 536 square metres and 564 square metres. These lots/blocks are deficient in the minimum lot frontage and lot area requirements of the R1 Zone. As such the Owners have made application for a Zoning By-law Amendment to accommodate their proposed site specific lot frontage and lot area performance standards. 7. Public Notice and Submissions 7.1 Public notice was mailed to each landowner within 120 metres of the subject lands on January 19, 2022 and two Public Meeting Signs were installed at the subject property on January 10, 2022. One sign was installed on the north property facing Dale Park Drive and one sign was installed on the south property facing the other portion of Dale Park Drive (see Figure 4). Figure 4: Public Notice Signs on the Subject Lands 7.2 Staff have received two inquiries from residents. The comments and questions include the following:  Timing regarding the proposed development, should it be approved;  Impact of the subdivision on the opportunity for future development to the north;  Sightline information for the proposed road extension with regard to safety; and  The type of built form they can expect to see from the development . Municipality of Clarington Page 9 Report PDS-005-22 8. Agency Comments Region of Durham 8.1 Comments from Durham Region Planning, Works and Transit Departments have not been received at the time of finalizing this report, but will be included in a subsequent report. Central Lake Ontario Conservation Authority 8.2 Comments from the Central Lake Ontario Conservation Authority have not been received at the time of finalizing this report, but will be included in a subsequent report. Other 8.3 Enbridge, Bell Canada, Rogers, Kawartha Pine Ridge District School Board, and Canada Post have no concerns with the applications. 9. Departmental Comments Public Works - Development 9.1 The Public Works Department has no objections, in principle, to the applications. 9.2 Public Works requires the applicant to install fencing to the standards of the Municipality of Clarington at the side or rear of lots that are located adjacent to the park. Fence details and locations must be provided on the plan. 9.3 Cross sections along the south boundary of Block 2 showing that the trees along that section in the park area will not be affected by the co nstruction of the proposed rear catch basin lead must be provided. 9.4 A detail of the north limit of the site is required. There are currently concerns regarding the bend where the proposed road allowance is not fully contained within the owner’s property. 9.5 In order to minimize material tracking outside of the site, it is required that the north access be barricaded to ensure the construction access on the south side of the site is the only entrance used. 9.6 The applicant must provide an On-Street Parking Plan satisfactory to the Director of Public Works. Municipality of Clarington Page 10 Report PDS-005-22 9.7 A Photometrics Plan, Geotechnical Report, Cost Estimate, Road Profile Drawings, detailed Utility Coordination Plan, and a Servicing Plan separate from the Grading Plan are required. Fire and Emergency Services 9.8 No fire safety concerns were found on submitted drawings. 10. Discussion 10.1 The applicant’s initial proposal included single detached dwelling lots. The current proposal contemplates maximizing the zone provisions of the R1 Zone to increase density in a built-up area by providing semi-detached dwellings. 10.2 The plan should contemplate future development to the north and not preclude development by blocking off all access from Dale Park Drive. Further information should be provided on how this would be accommodated. 10.3 On the north and south side of the west leg of Dale Park Drive are two vacant parcels of land that are owned by persons affiliated with the applicant. It is the intention that these two lots would be developed for semi-detached dwellings upon the removal of the temporary cul-de-sac and extension of Dale Park Drive. 10.4 The Municipality of Clarington is discussing the future use of Block 7 of Plan 40M-1798 shown on the Draft Plan of Subdivision. 11. Concurrence 11.1 Not applicable. 12. Conclusion 12.1 The purpose of this report is to provide background information on the Draft Plan of Subdivision and Zoning By-law Amendment applications submitted by Courtice Construction Team Inc. and Dover Property Management Inc. for the Public Meeting under the Planning Act. It is recommended that Staff continue processing the applications including the preparation of a subsequent report upon receipt of all agency and department comments and the resolution of the identified issues. Staff Contact: Toni Rubino, Planner, 905-623-3379 ext. 2431 or trubino@clarington.net. Interested Parties: List of Interested Parties available from Department.