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HomeMy WebLinkAboutPDS-031-23Clarftwn Public Meeting Report 991f 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: April 24, 2023 Report Number: PDS-031-23 Submitted By: Carlos Salazar, Director of Planning and Development Services Reviewed By: Mary -Anne Dempster, CAO File Number: ZBA2022-0025 Resolution#: GG-046-23 Report Subject: Proposed Zoning By-law Amendment for 214 Residential Units in Newcastle. 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-031-23 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 Zoning By-law Amendment application submitted by 1532314 Ontario Ltd. and continue processing the applications including preparation of a subsequent report; and 3. That all interested parties listed in Report PDS-031-23 and any delegations be advised of Council's decision. Municipality of Clarington Report PDS-031-23 Report Overview Page 2 The Municipality is seeking the public's input on an application for a proposed Zoning By-law Amendment submitted by 1532314 Ontario Ltd. to permit a total of 214 residential units including, 166 units in a 6-storey apartment building, 39 stacked townhouse units and 9 linked townhouse units. The development includes a private lane, underground parking and amenity spaces. The site is located at the south-west corner of Rudell Road and Highway 2 (King Avenue) in Newcastle. 1. Application Details 1.1 Owner/Applicant 1.2 Agent: 1.3 Preconsultation Date 1.4 Application Date 1.5 Deemed Complete 1.6 Proposal: 1.7 Area: 1532314 Ontario Ltd. KLM Planning Partners Inc. December 20, 2021 December, 2022 March, 2023 (with notice of Statutory Public Meeting) Zoning By-law Amendment To rezone the subject lands from "Agricultural Exception (A- 1) "to an appropriate zone to permit a total of 214 residential units including, 166 units in a 6-storey apartment building, 39 stacked townhouse units and 9 linked townhouse units. The development includes a private lane, underground parking and amenity spaces. See Figures 1 and 2. 1.26 hectares 1.8 Location: 1800 Rudell Road, Newcastle 1.9 Within the Built Boundary: Yes 1.10 Roll Number: 18-17-030-030-01400 Municipality of Clarington Report PDS-031-23 --f — HIGHWAY 2 J h:Elk _-yea► AW 6 w- 5tormwoter Management Pond,A ti V � J R, 1800 1 Apartment Building Link Townhouses Stacked Townhouses Amenity Spaces ..i 4 Figure 1: Site Layout for the proposed Zoning By-law Amendment Application Page 3 Figure 2: Aerial view of proposed concept at the south-west corner of Rudell and Highway 2 Municipality of Clarington Report PDS-031-23 2. Background Page 4 2.1 The applicant has submitted the following studies in support of the application which have been circulated to departments and agencies for review. The studies will be summarized in a future report. • Planning Rationale Report • Traffic Impact Study • Heritage Impact Assessment • Functional Servicing & Stormwater Management Report • Noise Impact Report • Tree Inventory • Site Screening Questionnaire • Landscape Analysis • Stage 1 & 2 Archeological Assessment • Environmental Sustainability Report 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are located west of Ruddell Road, south of King Avenue, in the Village of Newcastle. The site currently supports a single detached dwelling which is identified as a secondary structure on the inventory of Heritage Properties in Clarington. The surrounding uses are as follows: North Existing residential homes, new homes under construction in the Foster Creek Northwest neighbourhood West Single detached dwelling, orchard and beyond, Alfred Alldread Fire Station East Existing residential homes South Dianne Hamre Recreation Complex 4. Provincial Policy Provincial Policy Statement (PPS) 4.1 The PPS requires planning authorities to provide an appropriate range and mix of housing types and densities by: • establishing and implementing minimum targets for the provision of housing which is affordable to low and moderate income households; Municipality of Clarington Report PDS-031-23 Page 5 directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are, or will be available to support current and projected needs; and • promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of active transportation and transit in areas where it exists or is to be developed, amongst other provisions. 4.2 The proposal is consistent with the PPS. Provincial Growth Plan (Growth Plan) 4.3 The Growth Plan for the Greater Golden Horseshoe 2019 (Growth Plan) provides guidance on where and how to grow within the Greater Golden Horseshoe (GGH). This includes requiring Municipalities to maintain a three-year supply of serviced land for residential development. 4.4 The Growth Plan contains policies for municipalities within the Greater Golden Horseshoe to manage growth and to direct and encourage development to settlement areas, providing direction for intensification targets within the designated built-up areas. The subject site is located within the Newcastle Built -Up Area as defined by A Place to Grow. The proposal will contribute to the Municipality of Clarington's intensification and affordable housing targets that will help serve the neighbourhood. 4.5 The proposal is consistent with the Growth Plan. 5. Official Plans Durham Region Official Plan (ROP) 5.1 The subject site is designated "Living Areas" in the Regional Official Plan (ROP). Each community within the Living Areas designation shall be developed to incorporate the widest possible variety of housing types, sizes and tenure to provide living accommodations that address various socio-economic factors. 5.2 The site is adjacent to Regional Highway 2 (King Avenue) and is designated as a Type `A' Arterial Road in the ROP. Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads. 5.3 The site also designated Local Corridor in the Municipality of Clarington Official Plan. Regional Official Plan policies for Local Corridors call for mixed -use areas, with appropriate densities to support frequent transit service. Portions of Local Corridors with an underlying Living Areas designation, which are identified as appropriate for mixed - use development shall support an overall, long-term density target of at least 30 residential units per gross hectare and a floor space index of 2.0. Municipality of Clarington Report PDS-031-23 Page 6 5.4 The Durham Region Official Plan policy supports the provision of affordable housing units as well as the provision of a range of residential unit types in order to support families, seniors and special needs groups. 5.5 The proposal is consistent with the ROP. Clarington Official Plan 5.6 The Clarington Official Plan designates the subject lands Urban Residential and Local Corridor and a Priority Area for Intensification. King Avenue West and Ruddell Road is a Prominent Intersection. 5.7 The Urban Residential designation is predominantly intended for housing purposes. A variety of densities, tenure and housing types are encouraged, generally up to 3 storeys in height. Single detached dwellings, semi-detached dwellings and townhouses are predominant housing form. 5.8 Local Corridors shall provide for intensification, mixed -use development and pedestrian and transit supportive development. The development of Local Corridors aims to improve the public realm and establish walkable, transit supportive corridors through high quality streetscaping and built form. The minimum density is 40 units per net residential hectare. The standard building height is 2-6 storeys. Low rise is 2-4 storeys, mid -rise is 5-6 storeys. The building form can be mixed use buildings, apartments and townhouses. 5.9 The Clarington Official Plan designates King Avenue West and Ruddell Road is a Prominent Intersection. 5.10 Prominent Intersections shall serve as community focal points, both visually in terms of building height, massing and orientation, architectural treatment and materials, and landscaping, and functionally in terms of destination uses and public spaces and amenities such as street furniture and public art. 5.11 Rudell Road is a Collector Road. King Avenue is a Type A Arterial Road under the jurisdiction of the Municipality. King Avenue is a Regional Transit Spine. 5.5 The proposal appears to be consistent with the Clarington Official Plan. Further analysis will be complete through subsequent processing of the Zoning By-law amendment application. 6. Zoning By-law 6.1 Zoning By-law 84-63 zones the subject site "Agricultural Exception (A-1) Zone". A Zoning By-law Amendment is required to permit the proposed residential uses. The applicant has prepared a draft zoning by-law amendment. See Attachment 1. Municipality of Clarington Report PDS-031-23 7. Public Notice and Submissions Page 7 7.1 Public Notice was mailed to each landowner within 120 metres of all the subject lands and Public Meeting signs were installed on Rudell Road and King Avenue West. 7.2 As of writing this report, Staff received have not received any comments from members of the public. 8. Department and Agency Comments 8.1 At the time of writing this report, no adverse comments had been received from circulated departmental Department and Agencies. The Comments are summarized in Attachment 2. 9. Discussion Site Design 9.1 The siting of the apartment building and townhouses meets the policies of the Official Plan for Local Corridors with respect to height and density. Local Corridors are Priority Intensification Areas and are primary locations to accommodate growth and the greatest mix of uses, height and densities. The minimum density for Local Corridors is a minimum of 40 units per net hectare. The proposal is 170 units per net hectare. The apartment building is 6 storeys, the range for building height in Local Corridors are between 2 to 6 storeys. The height of the townhouses is 3 storeys at the private lane and 4 storeys at the rear of the units. The proposal does not include any mixed uses. Future Development Approvals 9.2 The applicant has provided detailed concepts for the site to support the rezoning but has not applied for Site Plan approval. Once a complete application for Site Plan approval has been submitted, it will go through the rigour of the site plan review process. Staff will ensure it meets high -quality urban design, landscaping and includes private amenity space and public spaces in keeping with Official Plan policies. 9.3 There are many details to be reviewed with the applicant before staff will recommend approval of a zoning by-law amendment, including, but not limited to, adding mixed uses, a secondary access, private amenity spaces on a sanitary sewer easement in favour of the Region of Durham, reduced rear yard setback for stacked townhouses, and a reduction in the number of parking spaces. 9.4 The applicant intent is to proceed with a standard condominium for the entire site. An application for condominium will be required. Municipality of Clarington Page 8 Report PDS-031-23 Cultural Heritage 9.5 The dwelling on the site has been secondary status on the Heritage Inventory of properties. A Heritage Impact Assessment has been submitted and currently under review by Staff. 10. Financial Considerations 10.1 Financial implications of this project will be included in subsequent reports as more information becomes available. 11. Concurrence 11.1 This report has been reviewed by the Deputy CAO/Treasurer. 12. Conclusion 12.1 The purpose of the Public Meeting report is to provide background information on the proposed Zoning By-law Amendment application to permit a total of 214 residential units for the Public Meeting under the Planning Act. Staff will continue processing the applications including preparation of a subsequent report. 12.2 Given the changing land use legislation and provincial priorities that are impacting the municipality and the agencies involved in the development process, as well as the availability of local resources, the Municipality cannot commit to a specific date to bring a recommendation report forward. Staff is committed to expeditiously review and process applications, this timing is also impacted by the willingness of the applicant to meet Council policies and standards and provide the information in a timely manner. Staff Contact: Amanda Tapp, Manager of Development Review, (905) 623 3379 x 2427 or atapp@clarington.net Attachment 1 Draft Zoning By-law Amendment by Applicant Attachment 2 Departmental and Agency Comments Attachment 1 to PDS-031-23 If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 The Corporation of the Municipality of Clarington By-law Number 2023- Being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for ZBA 2022-0025; Now therefore the Council of the Municipality of Clarington enacts as follows: 1. Section 15.4 `Special Exceptions — Urban Residential Type Four (R4) Zone' is hereby amended by adding thereto, the following new Special Exception: "15.4.X Urban Residential Exception (R4-X) Zone: Notwithstanding Sections 3.12, 3.16, 15.1(a), 15.2(a), 15.2(c), 15.2 (g), 15.2(h), 15.2(i), those lands zoned "R4-X" on the Schedules to this By-law shall only be used subject to the following zone provisions: a. Permitted Uses i) Apartment Building ii) Linked Townhouse Dwelling iii) Stacked Townhouse Dwelling b. Density: i) Minimum 120 units per hectare ii) Maximum 170 units per hectare iii) The number of Linked Townhouse Dwelling units shall not exceed 9 units. iv) The number of Stacked Townhouse Dwelling units shall not exceed 39 units. C. General Regulations i) Lot Coverage (Maximum) 45% ii) Landscape Open Space (Minimum) 20% iii) Parking Structure setback from 1.5 metres property line below grade (minimum). d. Regulations for Apartment Building (Minimum): i) Setback to the Street Line along Ruddell Road 2.0 metres ii) Setback to the Street Line along Highway No. 2 2.5 metres iii) Setback to the Street Line at Sight Triangle 1.5 metres iv) Notwithstanding the yard requirements, a portion of the building above the first storey may project a maximum of 1.0 metres into a required setback to a Street Line. v) Notwithstanding the yard requirements, terraces on the first floor and balconies above the first floor may project a maximum of 2.0 metres into a required setback to a Street Line, 1.5 metres at a Sight Triangle. vi) Setback to a Linked Townhouse Dwelling 18 metres vii) Setback to a Stacked Townhouse Dwelling 13 metres 1 viii) Maximum height 6 storeys ix) Loading Space (4 m x 11 m) 1 space x) Bicycle Parking (Minimum) 0.5 space per dwelling unit A) Residential parking space for 2 bedroom unit 1.15 spaces per unit xii) Indoor Amenity Space (Minimum) 2 sq. m. per unit xiii) Outdoor Amenity Space (Minimum) 4 sq. m. per unit e. Regulations for Linked Townhouse Dwelling (Minimum): i) Setback to the Street Line along Highway No. 2 2.0 metres ii) Setback to a private street or sidewalk 5.3 metres iii) Setback to rear lot line 6.0 metres iv) Maximum height 10.7 metres f. Regulations for Stacked Townhouse Dwelling (Minimum): i) Setback to the Street Line along Ruddell Road 4.0 metres ii) Setback to a private street 3.7 metres iii) Setback to interior lot line 4.5 metres iv) Maximum height 13.9 metres 2 All other provisions of By-law 84-63 shall apply. 3. Schedule '5' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from `Agriculture Exception (A-1)' to `Urban Residential Type Four (R4)' as illustrated on the attached Schedule `A' hereto. 4. Schedule `A' attached hereto shall form part of this By-law. 5. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. Passed in Open Council this day of 12023. Adrian Foster, Mayor June Gallagher, Municipal Clerk 2 THIS IS SCHEDULE `A' To BY,LAW2023 - , RASSEID TH IS E}AY OF .2023 A.0 { R 1 67 CH{ EST Rl GRAfJY DRLVF r w �HjR �r JH)R2-72 �WFFk-S� o R-2•4$ ff 0 h} -6R+ERS ME pF2I t.? :rtNRI EAVENU! A'1 s R2-4 _ w T Lb W THOU J J FLOOD AVENUE a r L---' - (H)R3-57 P M (H}R3-52 A_1 RI r ,q i— fhb kR ItilJHJ{r,'.' ��:4'AY�f� �: .,�� ■F�Ilifi'AVENUEkWE$T H R1- d FE A-1 In RlLLJ D I f � i 66 w ir al L N IE w i! cn _ R i E13WWO SYREET w 00"A$TER CRESCENT G = AW1111U ChiJllgL- ITUIII 'Ar1' �o `R4-k• t•.1AY- j-� Newcastle ScmcuuFa 15 ti 3 Attachment 2 to PDS-031-23 Department/Agency Comments Summary of Comments Received Development Engineering ✓ Development Engineering Division has no objections, in principle, to the applications. The applicant is required to construct concrete sidewalk along the entire property frontage on Highway 2. As proposed, the townhouse units on the west side of the Site have no usable rear yard space. The sanitary servicing easement will have restrictions for use as rear yard space. Designating the sanitary easement as a private amenity area is not acceptable to the Municipality. An updated Functional Servicing Report will be required with the Application for Site Plan Approval. The Traffic Impact Study will need to address a number of comments including but not limited to, trip generation, growth estimates, site triangle, waste pick up. Reduction of 10 parking spaces is not acceptable. Cash -in-lieu of parkland is required. Building Division Fire and Emergency ✓ A secondary emergency route to King Services Avenue is recommended. Accessibility Committee ✓ Comments will be provided for the detailed review of the Site Plan application. Region of Durham ✓ The comments indicate that the (Planning, Works, & proposed rezoning conforms to the Transit, Police) Provincial Policy Statement, Growth Plan and the policies of the Durham Region Official Plan. Attachment 2 to PDS-031-23 Department/Agency Comments Summary of Comments Received The Region encourages the Municipality and the applicant to consider alternative plan designs that will incorporate a mix of uses on this site which is adjacent to a Local Corridor A 6.0 metre sanitary sewer easement will be required on the west side of the site and shall not encumbered . Durham Region Transit cannot guarantee levels of service within the subject area. Ganaraska Region ✓ GRCA have no objection in principle Conservation Authority to the rezoning. The subject property not regulated by the GRCA. A permit will not be required from the GRCA prior to any development on this site. School Boards Elexicon Enbridge ✓ No concerns were identified. Canada Post Corporation ✓ Canada Post has no objections for the proposed development. Standard Conditions of approval were provided. Bell Canada Rogers ✓ No concerns were identified CMHC