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HomeMy WebLinkAboutPDS-022-22Clarftwn Public 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: Planning and Development Committee Date of Meeting: May 16, 2022 Report Number: PDS-022-22 Submitted By: Ryan Windle, Director of Planning and Development Services Reviewed By: Mary -Anne Dempster, CAO File Number: S-C-2018-0003 & ZBA2018-0014 Resolution#: PD-054-22 Report Subject: Draft Plan of Subdivision and Rezoning for multiple properties in the Hancock Neighbourhood, Courtice 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-022-22 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 proposed Draft Plan of Subdivision and Zoning By-law Amendment applications submitted by Nash Development Limited (Marlin Spring) and continue processing the applications including the preparation of a subsequent report; and 3. That all interested parties listed in Report PDS-022-22 and any delegations be advised of Council's decision. Municipality of Clarington Report PDS-022-22 Report Overview Page 2 The Municipality is seeking the public's input on revised applications for a proposed Draft Plan of Subdivision and Zoning By-law Amendment submitted by Nash Development Limited (Marlin Spring) to permit 138 residential lots, consisting of 112 single detached dwellings and 26 semi-detached dwellings. The subdivision would include the extension of Tabb Avenue and Broome Avenue's and new north -south and east -west local roads. The subject lands are in the Hancock Neighbourhood in Courtice. A previous public meeting for the applications was held in October 2019. 1. Application Details Owner/Applicant: Nash Development Limited (Marlin Spring) Proposal: Area: Location: Roll Number: Draft Plan of Subdivision The proposed Draft Plan of Subdivision would permit 138 residential lots, consisting of 112 single detached dwellings and 26 semi-detached dwellings, the extension of Tabb and Broome Avenue's and new north -south and east -west roads. Zoning By-law Amendment To rezone the subject lands from "Agricultural (A)" and "Environmental Protection (EP)" zones to appropriate zones that would permit the single detached and townhouse dwelling units. 6.78 Hectares 1828, 1830, 1832, 1834, 1836 Nash Road and 3056, 3090, 3112, 3124, 3136, 3142, 3150, 3158 Hancock Road, Courtice. 1828 Nash Road 1830 Nash Road 1832 Nash Road 1834 Nash Road 1836 Nash Road 3056 Hancock Road 3090 Hancock Road 3112 Hancock Road 3124 Hancock Road 181701009010300 181701009010200 181701009010100 181701009010000 181701009009900 181701009009300 181701009009200 181701009009100 181701009009000 Municipality of Clarington Report PDS-022-22 3136 Hancock Road 181701009008900 3142 Hancock Road 181701009008800 3150 Hancock Road 181701009008700 3158 Hancock Road 181701009008600 Within Built Boundary: Yes 2. Background Page 3 2.1 The Hancock Neighbourhood Design Plan was originally approved by Council in September 1998. The neighbourhood plan was amended in April 2013 to the current plan. The plan was amended in 2013 due to: Identification of Provincially Significant Wetlands by the Ministry of Natural Resources; Release of Provincial Growth Plans; and • Region of Durham Official Plan Amendment 128. 2.2 The Neighbourhood Plan update in 2013 changed the street pattern and lot patterns to the current plan (Figure 1). The Neighbourhood Plan is intended to guide development for the area. The exact lot pattern and street layouts are to be determined at the planning application stage once the required studies have been submitted to support the application. 2.3 Since the Hancock Neighbourhood Design Plan was updated in 2013, there have been three developments approved in the Hancock Neighbourhood and two additional development applications submitted on surrounding lands (Figure 2). The approvals and the submitted plans have been in keeping with intent of the 2013 Council approved plan. Municipality of Clarington Report PDS-022-22 Page 4 �llslllllllll �� ®� � Illli©Ol1©®0 ®a f llll8eA94 6ti1l1lll���A �I�a - e) T*dstnan Trag) Green Space 'l'Irlll TFITI I I I i I I I III llll NFL , 1■1111 ��: _n Gicen Space p emsp!' Subject Lands � 11111E111G� :9:1:1 �� _ Study BHUUME Area 7 111111llll'else�>!!s 1 © AV- Fadh �1111�'lllt,el ll�lllleelA� United� church NASH ROAD Storm atLf Wanag en if 111CHW"y ©: �. © m f� o Neighb� LEIMedium Designawl Figure 1- Approved Hancock Neighbourhood Design Plan with subject lands identified. Municipality of Clarington Report PDS-022-22 Page 5 N George Reynolds Drive s -.. 'Itx k 12 Single Detached Units Approved 2015 Jr M K r 12 Single Detached Units Approved 2016' v f .. cc Current Application SC 2018-0003 i ZBA 2018-0014 I' [19 Sin le Detached Units / 9 i B obme Avenue Approved 2014 r E ! �Tabb Atr`eriue Nash 'Road SC 2018 - 0004 ? s' ZBA 2021 - 0024 9.75m Detached Residence y , ® 11.3m Detached Residence 18-Om Semi -Detached Residence Existing Residential �JIV a Future Development r k A3. n, Road Figure 2- Subject lands and surrounding development applications and approvals in the Hancock Neighbourhood since 2013. 2.4 In May 2018, BV Courtice Partners LP (Trolleybus Urban Development) submitted Draft Plan of Subdivision and Zoning By-law Amendment applications. The proposal was to permit 151 residential lots, consisting of 85 single detached dwellings and 66 townhouse dwellings. (Figure 3) A public meeting was held on October 22, 2019. Staff heard from several residents regarding a number of concerns, described in detail in Section 7 of this report. There was an error with the public meeting mailout, requiring an additional Municipality of Clarington Report PDS-022-22 Page 6 public. meeting to be held for the applications to meet the requirements of the Planning Act. This requirement is also discussed in Section 7 of this report. Figure 3: Original Draft Plan of Subdivision layout by BV Courtice Partners LP (Trolleybus Urban Development) 2.5 Since 2019, staff have been working with the applicant and agencies to refine the plan and studies through additional submissions. 2.6 In 2021, Nash Development Limited (Marlin Spring) purchased the subject lands and have revised the applications based on the comments from residents, staff, and agencies. The revised plan, shown in Figure 4 below, would permit 138 residential lots, Municipality of Clarington Report PDS-022-22 Page 7 consisting of 112 single detached dwellings and 26 semi-detached dwellings, the extension of Tabb and Broome Avenue's and new north -south and east -west roads. Figure 4: Revised Draft Plan of Subdivision Layout by Nash Development Limited (Marlin Spring) 2.7 The revised proposal includes the following modifications to address previous comments from residents and staff: Municipality of Clarington Report PDS-022-22 Page 8 eliminated townhouse dwellings, increasing the number of single detached dwellings and introduced semi-detached dwellings; introduced a new intersection at Nash Road, removing a previous window street; and shifted the north -south road through the neighbourhood to the western portion of the site, reducing the need for temporary turning circles within the plan. 2.8 The applicants have submitted the following revised studies in support of the applications: • Functional Servicing and Stormwater Management Report; • Planning Rationale Report: • Environmental Impact Study; and • Environmental Noise Assessment. The revised studies are being reviewed by staff and agencies and will be summarized in a future report. 3. Land Characteristics and Surrounding Uses 3.1 The subject lands consist of six parcels on Nash Road and seven parcels on Hancock Road. All of the parcels currently have a single detached dwelling and accessory buildings on the lands with the exception of 1830 Nash Road which is currently vacant. The properties were mainly used as large lot residential, on private services, with the exception of 3090 Hancock Road, which is a former auto wrecking yard. 3.2 In addition to having a single detached dwelling on the south end of the property, 3090 Hancock Road has a centrally located garage that was used as part of a former auto wrecker yard. The auto wrecker use, until purchased by the original applicant in 2017, had existed on the property since 1964 according to the information submitted in the Environmental Site Assessment. Municipality of Clarington Resort PDS-022-22 tl JA 7i�George_Retis Drive Broome Avenue LA V1. Ta b Avenue Nasmoshow h F oad Page 9 /V 4 b Alk SC 2018-0003 ZBA 2018-0014 0 r. -04 As& 7V FF Figure 5: Subject Lands and surrounding Land Uses. 3.3 The surrounding uses are as follows: North - Single detached dwellings, woodlot and Provincially Significant Wetland. South - Single detached dwellings and Agricultural, subject to current draft plan of subdivision application. Municipality of Clarington Report PDS-022-22 East - Agricultural. Page 10 West - Single detached dwellings, draft approved subdivision (S-C-2009-0001) and lands subject to current draft plan of subdivision application. 4. Provincial Policy Provincial Poly 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, while making efficient use of land and infrastructure. Opportunities for redevelopment and intensification are to be promoted where it can be accommodated. 4.2 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. Provincial Growth Plan 4.3 The Provincial Growth Plan encourages municipalities to manage growth by directing population growth to settlement areas, such as the Courtice Urban Area. Municipalities are encouraged to create complete communities 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. 4.4 The subject lands are within the defined Built Boundary and within the Urban Boundary of Courtice. 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. 5. Official Plans Durham Region 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. Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas. Municipality of Clarington Page 11 Report PDS-022-22 5.2 The Region of Durham Official Plan identifies Key Natural Heritage and Hydrologic Features on the subject lands. Development or site alteration is not permitted in Key Natural Heritage and Hydrologic Features, including any associated vegetation protection zone, as determined through an Environmental Impact Study. 5.3 Nash Road is a Type B Arterial Road in the Region's Official Plan. Clarington Official Plan 5.4 The Clarington Official Plan designates the subject lands primarily Urban Residential with some Environmental Protection Area along the north limits of the proposal. The Urban Residential designation is predominately intended for housing purposes. A variety of densities, tenure and housing types are encouraged, generally up to 3 stories in height. 5.5 Consistent with higher levels of government planning documents, the Clarington Official Plan supports opportunities for intensification within existing neighbourhoods, while having regard for established residential areas. 5.6 Table 4-3 of the Official Plan provides the Urban Structure Typologies for specific areas of the Municipality. These areas are where growth and higher intensity -built forms are to be directed. At the edge of neighbourhoods and adjacent to Arterial Roads, ground - related units are permitted with heights between 1 and 3 storeys. 5.7 Natural Heritage Features are identified and mapped on the subject lands, including being within the Lake Iroquois Beach. The natural heritage features are designated Environmental Protection Area. The natural heritage system is to be protected and enhanced for the long term to promote responsible stewardship and provide sustainable environmental, economic and social benefits. Studies will determine the appropriate development limit and buffers in accordance with the Official Plan. 5.8 Nash Road is a Type B Arterial Road and Hancock Road is a collector road within the Clarington Official Plan. Hancock Neighbourhood Design Plan 5.9 Within the Hancock Neighbourhood Design Plan, the subject lands are identified with a mix of 10m and 12m single detached dwellings, existing residential and medium density along Nash Road and Hancock Road. 5.10 Environmentally sensitive areas have been identified in the Hancock Neighbourhood Plan (Figure 6). The areas were identified based on information received from the Ministry of Natural Resources and Forestry and preliminary work completed by Niblett Municipality of Clarington Page 12 Report PDS-022-22 Environmental Associates. An Environmental Impact Study is required to assess the features on each site, determine buffers and identify development limits. Figure G: Approved Hancock Neighbourhood Plan Natural Heritage System with subject lands identified Municipality of Clarington Report PDS-022-22 Page 13 5.11 The existing residential designation was included to recognize existing dwellings where the long-term plans were not known. The designation did not indicate a new dwelling form (i.e., medium density residential identified on the former auto wrecker site, as the dwellings may have remained); however, the designation allows for alternative dwelling forms should redevelopment be proposed. 5.12 The Hancock Neighbourhood Plan includes the extension of Broome Avenue to Hancock Road, the Extension of Tabb Avenue and new north -south local roads that connect the neighbourhood. 5.13 Approved Neighbourhood Plans will continue to provide guidance for the development of neighbourhoods unless superseded by a Secondary Plan. If a proposed development is not in keeping with the intent of the neighbourhood design plan the plans would need to be amended to a Secondary Plan. 6. Zoning By-law 6.1 Zoning By-law 84-63 zones the subject lands "Agricultural (A) Zone" and "Environmental Protection (EP) Zone". A Zoning By-law Amendment is required to permit the proposed single detached and semi-detached dwellings within the subdivision. 7. Public Notice and Submission 7.1 Public notice was mailed to each landowner within 120 metres of the subject lands on April 22, 2022, and Public Meeting signs were installed fronting onto Nash Road and Hancock Road on April 25, 2022. 7.2 A previous public meeting for the applications was held in October 2019. Staff identified an error in the mail out for that public meeting prior to the meeting; however, there was not sufficient time to renotify and meet the Planning Act requirements for notice. Staff identified the error at the public meeting and indicated an additional public meeting would be required, which is why a second public meeting is being held for the applications. Municipality of Clarington Page 14 Report PDS-022-22 Figure 7: Public Meeting sign posted on Hancock Road. 7.3 A list of concerns identified by residents in 2019 included: • Increased traffic in the neighbourhood. Also, increased traffic on Hancock Road as the only access to the subdivision until lands to the west are developed will be via Hancock Road; • Concerns with parking on public streets given the number of dwellings and townhouses being proposed; • Many residents walk on Hancock Road, which is a rural road, and the increased traffic will make it dangerous as there are no sidewalks; • The proposed development is not in keeping with the existing rural residential neighbourhood character. There are no townhouses in the surrounding neighbourhood; • Concerns with the trees that will be removed to facilitate the development; • Durham Region Transit does not service this neighbourhood; • Townhouses will target lower income families and devalue the neighbourhood; • Concern regarding potential impact on resident wells in the neighbourhood; Municipality of Clarington Report PDS-022-22 Page 15 • The lands to the east, currently agricultural lands, drain towards the neighbourhood and can cause a lot of standing water on properties, especially during the spring months. Some residents are concerned the development may increase the amount of water on their properties or the potential for flooding on their property; • Concerns regarding the proposed servicing to ensure it is consistent with previous development approvals to the west; • Questions and concerns regarding the remediation of the former auto wrecker yard on the lands at 3090 Hancock Road; and • Impact on local parks and schools with an increase in population in the surrounding neighbourhood. 7.4 At the time of writing this report staff have not received any additional comments on the revised proposal public meeting notice that was circulated to residents. 8. Agency Comments Regional Municipality of Durham 8.1 Comments from Durham Region Planning, Works and Transit Departments on the most recent submission 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 on the most recent submission have not been received at the time of finalizing this report but will be included in a subsequent report. Kawartha Pine Ridge District School Board 8.3 Comments from the Kawartha Pine Ridge District School Board have not been received at the time of finalizing this report but will be included in a subsequent report. Other Agencies 8.4 Canada Post, Hydro One, and Rogers have indicated that they have no concerns with the applications but request to be included in the detailed design process for servicing should the applications be approved. Municipality of Clarington Page 16 Report PDS-022-22 9. Departmental Comments Public Works 9.1 The Public Works Department has no objections to the proposed applications, in principle. There are a number of stormwater related issues that the applicant will be required to address to satisfy the Public Works Department. Staff have been and will continue to work with the applicants engineer to address any identified issues. Emergency and Fire Services 9.2 The Emergency and Fire Services Department have no concerns with the applications. 10. Discussion 10.1 The subject lands are within the Hancock Neighbourhood in Courtice. The approved Hancock Neighbourhood Plan was designed through community consultation to balance the requirements of the Provincial Growth Plan, Durham Region Official Plan requirements and recognizing the existing natural heritage features in the area. The proposed Draft Plan of Subdivision, proposing single detached and semi-detached dwellings, the extension of Tabb and Broome Avenue's and new north -south and east - west local roads, is generally consistent with the Council approved Hancock Neighbourhood Design Plan. 10.2 When the Hancock Neighbourhood Plan was updated in 2013 there were many unknowns with regards to how redevelopment of the subject lands would occur. Specifically, how would land consolidation occur and would the existing dwellings remain or be removed. As the majority of lands have been consolidated it provides an opportunity to develop a subdivision that is consistent with the Hancock Neighbourhood Plan while introducing new elements consistent with the policies of the Clarington Official Plan. 10.3 The applicants have revised the proposal from the original submission to address a number of comments from residents and staff. The proposed subdivision introduces an intersection with Nash Road. The intersection is not shown on the approved Hancock Neighbourhood Design Plan. At the first public meeting in 2019, residents expressed concerns regarding new traffic having to travel through the existing neighbourhoods to access the proposed dwellings and the negative impact that additional traffic would create. The proposed new intersection to Nash Road would eliminate the need for all traffic to traverse through the existing neighbourhood and creates improved connectivity throughout the neighbourhood. This additional intersection is supported by staff to allow all circulation, vehicular and pedestrian, to flow better through the neighbourhood. The proposed intersection also allows for the north -south road to be located centrally in the Municipality of Clarington Report PDS-022-22 Page 17 neighbourhood and eliminates the previous requirements from a number of temporary turning circles. 10.4 The subject lands include natural heritage features identified in the Clarington Official Plan and Hancock Neighbourhood Plan including a woodlot and Provincially Significant Wetlands at the north of the site. The applicants have provided a revised Environmental Impact Study (EIS) that is currently being reviewed by the Central Lake Ontario Conservation Authority and staff. Staff and conservation authority staff have undertaken site walks together as part of our ongoing review of the features on the site. A full analysis of the existing features and the EIS submitted by the applicants will be provided by the conservation authority and staff in a future report. 10.5 There are existing drainage concerns on the subject lands that have been previously identified by residents and staff. Currently, the lands to the east of Hancock Road drain through the subject lands and into a temporary ditch inlet. The ditch inlet was intended to be a temporary structure, required as part of the previous approvals for the existing neighbourhood to the west, to deal with the natural drainage and stormwater until development and services extended east to Hancock Road. Staff is continuing to review the existing conditions and reports submitted by the applicant. 10.6 As identified in Section 2 of this report, there have been several applications and approvals in the Hancock Neighbourhood in recent years. Due to the approvals and proposals, there are now existing services in place and an overall understanding how servicing in the neighbourhood will be extended for the undeveloped parcels in the neighbourhood, including the subject lands. This includes stormwater management and the requirement to urbanize sections of Nash Road and Hancock Road to deal with existing drainage and stormwater. Clarington Public Works continues to work with the applicant and their engineering consultants regarding the servicing proposal provided by the applicants. 10.7 The purpose of the Public Meeting is to provide background information on the applications and 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. Municipality of Clarington Report PDS-022-22 12. Conclusion Page 18 The purpose of this report is to provide background information on the Draft Plan of Subdivision and Zoning By-law Amendment applications submitted by Nash Development Limited (Marlin Spring) to permit 138 residential lots for the Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report. Staff Contact: Brandon Weiler, Principal Planner, (905) 623-3379 ex. 2424 or bweiler@clarington.net. Attachments: Not Applicable Interested Parties: List of Interested Parties available from Department.